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Coating Systems for Commercial Buildings
On a commercial building the coating is rarely the hard part. Parapets, roof edges, storefront frames and the joints between different materials are where systems fail, so that is where we spend our attention.
- Stucco, EIFS & Dryvit
- Parapets & transitions
- Phased application
- Tenants stay open
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.
A coating system is more than the coating
A complete coating system on a commercial facade includes the primer, base or crack-fill layers, the finish coat, and the sealants and flashings at every edge where the coating stops. A good finish applied over a parapet with an open coping joint still leaks; a perfect elevation still lets water in where it meets a storefront frame with no backer rod in the joint.
Commercial buildings also mix systems. A retail center may have hard coat stucco on the piers, EIFS on the signage band and older Dryvit on the rear elevations. Each needs a compatible product: EIFS and its foam cannot take solvent-based materials, and an older barrier system needs a finish that does not stop it from drying.
We survey the whole envelope, write a scope that covers every substrate and transition, and phase application around tenants, deliveries and parking. Owners get a clear sequence and photos as the work moves through each elevation. For sealant scopes see sealant replacement; for ongoing upkeep see stucco maintenance.
The details a commercial coating must cover
We scope these areas line by line, because they decide whether the coating keeps the building dry.
Parapets & copings
Tops of walls take water from above; we check cap flashing, coping joints and the inside face of the parapet.
Storefront & window frames
The joint between frame and wall gets new backer rod and sealant compatible with the coating.
Material transitions
Where stucco meets EIFS, brick, metal panel or concrete, the joint is designed to move without tearing the coating.
Expansion & control joints
Building joints stay open and sealed, never coated over, so the facade can still move.
Penetrations
Light fixtures, signage anchors, conduit and rooftop equipment supports are sealed before the finish goes on.
EIFS & Dryvit compatibility
Water-based primers and finishes made for foam-backed systems, with repairs to dents and wet board first.
Often paired with this work
Most wall problems involve more than one part of the envelope.
Stucco Waterproofing
Stucco is not a waterproof skin on its own.
Learn more
Stucco Waterproofing Coatings
A coating is a long-term decision for a building: it changes how the wall handles rain, vapor and movement for years.
Learn more
Waterproof Coating Systems
Your house may have stucco on the upper walls, a parged block foundation below and a brick or concrete porch in between.
Learn more
Stucco & EIFS Protection Coatings
Hard coat stucco and EIFS look alike from the street, but they are built very differently and tolerate different products.
Learn more
Protect Existing Systems
A facade that is ten or twenty years old is usually not failing everywhere.
Learn more
Leak Detection
Water behind stucco can travel several feet before it shows up as a stain, and sometimes it never shows at all.
Learn moreMatching the system to each wall type
One building often needs two or three coating systems. We spell out which goes where in the scope, so bids from different contractors can be compared on the same basis and nothing is left to the crew to decide on site.
Repairs come first in every case: wet EIFS board replaced, delaminated stucco rebuilt, and cracks filled before the finish.
| Substrate | Prep focus | Finish system |
|---|---|---|
| Hard coat stucco | Crack routing, patching | Elastomeric or breathable |
| Drainable EIFS | Dent and board repair | Acrylic EIFS finish |
| Older barrier EIFS | Moisture survey, joints | Breathable EIFS finish |
| Concrete or block | Spall and joint repair | Masonry coating |
| Parapet tops | Cap and coping joints | Flashing plus coating |
How we coat an occupied building
Work moves around the building in planned sections so tenants, customers and deliveries keep moving.
Envelope survey
We walk the roof edges and every elevation, probe EIFS and stucco for moisture and mark each substrate, transition and joint on elevation drawings or photos.
- Substrates mapped
- Moisture probed
- Scope by elevation
Phase plan
We agree a sequence with management covering access, entrances, parking, deliveries and quiet hours, then share it with tenants.
- Sequence agreed
- Entrances kept open
- Tenant notice support
Repair, seal, coat
Each section is repaired, sealed at its joints and transitions, primed and coated before we move to the next, with progress photos along the way.
- Repairs before finish
- Joints sealed per section
- Progress shared in Jobber
Preparing a coating bid package?
We can survey the building and help define a scope that covers every substrate.
What our customers say
Homeowners and long-time commercial clients on working with ASR.
“Great attention to detail and workmanship. Really appreciate the effort to carefully caulk all stucco penetrations and amazingly good job of matching the stucco color since I had the stucco painted 5 years before.”
“We had a section of our wall that was crumbling, and I was worried the repairs would stand out. Not only did they fix the issue, but they matched the color and texture so perfectly that I honestly can’t tell where the damage was.”
“Excellent customer service and craftsmanship! I have used Darrin and the team several times and have never been disappointed!”
Commercial coating questions
Questions from property managers, boards and general contractors.
Can Dryvit or other EIFS be recoated?
Do parapets need more than a coating?
Should expansion joints be coated over?
How do you handle tenants during the work?
How do we get a proposal?
Plan a coating project for your building
We will survey the envelope, define a scope for every substrate and propose a phase plan that fits your tenants.
Request a consultation & estimate
Property managers, owners, HOAs and general contractors: tell us about the building and what you are seeing.
- Call(888) 592-1304
- E-mailinfo@advstucco.com
- Headquarters138 Mountain Brook Dr, Canton, GA 30115
- HoursMon–Fri 8:30 am – 5:30 pm
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.