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System upgrades • Commercial

Upgrade an Aging Facade Without a Tear-Off

Many commercial stucco and EIFS facades are not failing everywhere; they are failing at the details that were weak from day one. Targeted upgrades fix those details and extend the life of the wall for owners, managers and boards.

  • Drainage retrofits
  • New joints & flashing
  • Impact-resistant base
  • Recoats & coatings
Call (888) 592-1304Upgrade or replace?
Darrin Straub

Request a consultation & estimate

Residential or commercial. We’ll get back to you to set up an evaluation.

We never share your information. Prefer to talk? Call (888) 592-1304.

Older systems

Bring older walls up to current practice

A great many offices, banks, retail centers and hotels in Georgia were clad with stucco or EIFS before current details became standard. Barrier EIFS with no drainage plane, sealant joints installed without backer rod, windows set with no head or sill flashing, and thin base coats at the ground floor are all common. The finish may still look acceptable, while moisture readings at the windows tell another story.

Replacing a whole facade is disruptive and expensive for an occupied building. In many cases it is not necessary. An upgrade program addresses the weak points one by one: retrofitting drainage at terminations and openings, cutting out and replacing failed joints, adding flashing where water has been getting in, reinforcing the base where carts and vehicles hit it, and finishing with a recoat or coating that unifies the building.

Every upgrade starts with a condition survey so the money goes where the problems are. Related pages: exterior joint sealants, drainable EIFS and protecting existing systems.

Office building with an EIFS and stucco facade
Upgrade options

Upgrades that extend facade life

Most programs combine several of these, chosen from what the survey shows.

Drainage retrofits

Openings, terminations and wet areas of barrier EIFS reworked to give trapped water a path out, following the manufacturer’s retrofit details.

Water gets an exit

Joint replacement

Failed perimeter and expansion joints removed and rebuilt with backer rod, primer and two-sided adhesion.

Joints that move

Flashing corrections

Window heads, sills, parapet caps and roof-to-wall junctions flashed properly and tied into the cladding.

Leaks stopped at source

Impact-resistant base

Heavier mesh and extra base coat added along storefronts, sidewalks and loading areas where walls get hit.

Tougher at street level

Recoats & coatings

A new finish or elastomeric coating over repaired walls for uniform color and renewed weather protection.

One consistent facade

Condition survey

Moisture readings, joint and flashing review and photos by elevation, so the program is planned from data.

Spend where it counts
Related services

Often paired with this work

Most wall problems involve more than one part of the envelope.

Stucco
Residential & commercial

Stucco

Stucco is a family of wall systems, not a single product.

Learn more
Stucco Contractor
Residential & commercial

Stucco Contractor

Plenty of crews can trowel a finish coat.

Learn more
Hard Coat Stucco
Residential & commercial

Hard Coat Stucco

Three-coat portland cement stucco is the original masonry finish: dense, durable and solid to the knock.

Learn more
Traditional Stucco Finish
Residential & commercial

Traditional Stucco Finish

The finish coat is the part of a stucco wall everyone sees.

Learn more
Stucco Cement
Residential & commercial

Stucco Cement

Most cracking in cement stucco is decided at the mixing board and in the first days after application.

Learn more
Stucco Base Coat
Residential & commercial

Stucco Base Coat

The base coat is the body of any stucco or EIFS wall.

Learn more
Upgrade or replace

When upgrading makes sense

Upgrading works when the substrate is mostly sound and problems are concentrated at details. It keeps the building open, spreads cost over phases and avoids sending a full facade to the landfill. Replacement makes sense when moisture damage is widespread, the foam or base is failing across large areas, or the owner wants a different system or appearance.

The survey tells us which side of that line a building falls on, and often the answer is a mix: replace a few badly damaged elevations, upgrade the rest. For full re-clads see stucco removal and replacement.

Upgrade vs replace
ConditionUpgradeReplace
Leaks at windows onlyUsuallyRarely
Failed joints, dry wallsYesNo
Widespread wet sheathingRarelyUsually
Faded but sound finishRecoatNo
New look wantedSometimesOften
Planning an upgrade

How we run a facade upgrade

Commercial upgrades are planned around tenants, budgets and fiscal years, so we build programs that can be phased.

Survey & report

We survey each elevation, take moisture readings and document joints, flashing and impact damage with photos.

  • Readings by elevation
  • Defects photographed
  • Findings in writing

Prioritize & phase

Together we rank the work by risk and budget and divide it into phases that suit occupancy and budget cycles.

  • Urgent items first
  • Phases by elevation
  • Access planned

Upgrade & document

Each phase is completed in sequence, inspected and documented, so the board or owner has a record of what was done.

  • Work inspected
  • Photo record
  • Progress in Jobber

Planning next year’s capital budget?

A condition survey now gives you a phased scope to budget against.

Request an estimate
Reviews

What our customers say

Homeowners and long-time commercial clients on working with ASR.

“We had the inside and outside (Hardie Siding) of our home painted by Advanced Stucco. Additionally, they made some necessary repairs and improvements outside. Very thorough job!! We’re extremely happy with their work, professionalism and punctuality.”
Google review
AngelaGoogle review
“Willy came today at precisely 8 o’clock and did an outstanding job on everything! I am more than satisfied and will look forward to calling in your company’s service again.”
Casey W.Customer letter
“I have worked with Darrin on several occasions over the last few years. He is extremely knowledgeable and highly professional. He is reliable and reasonably priced. He does good work.”
Frank B.Customer letter

Read more reviews

Questions & answers

System upgrade questions

What property managers, owners and boards ask about upgrading facades.

Can barrier EIFS be converted to a drainable system?
Not completely without removal, but drainage can be improved where it matters most, at windows, terminations and areas with trapped moisture. Where damage is widespread, replacing sections with a drainable system is the more reliable choice.
How long does a facade upgrade take?
It depends on building size, the work involved, weather and how it is phased. We give you a schedule with the scope and adjust phases around occupancy.
Can the building stay open during upgrades?
Yes. We work one elevation or area at a time, keep entrances usable and coordinate noisy or disruptive work with property management.
Will an elastomeric coating fix a leaking facade?
Not on its own. Coatings help shed water and bridge fine cracks, but leaks at joints, flashing and openings have to be repaired first or water will still get behind the wall.
Do you provide documentation for owners and boards?
Yes. Survey findings, photos and progress records are available, and quotes and job updates are shared through Jobber.

Plan an upgrade for your building

Start with a condition survey. We will show you what the facade needs and how to phase it.

Call (888) 592-1304Request an estimate
Get started

Request a consultation & estimate

Property managers, owners, HOAs and general contractors: tell us about the building and what you are seeing.

Darrin Straub

Send us your project details

Residential or commercial. We’ll get back to you to set up an evaluation.

We never share your information. Prefer to talk? Call (888) 592-1304.