Commercial
Commercial EIFS recoating and maintenance in Joliet, IL
Hotels at the I-80 and I-55 interchanges, retail along Route 59 and Boughton Road, medical office near Silver Cross. Nearly all of it EIFS, most of it overdue, and all of it priced per square foot in the published table.
Joliet Stucco & EIFS recoats and repairs commercial EIFS across Joliet, Bolingbrook, Romeoville and the rest of Will County at $3 to $6 per square foot of wall plus lift and staging, with night and weekend work for occupied hotels and retail on the same quote. A three-story hotel with 12,000 to 20,000 square feet of EIFS typically lands between $40,000 and $120,000 depending on how much parapet cap and wall repair comes before the recoat. Commercial walk-throughs start on the roof at the parapet cap seams, because that is where most of the water on a Chicagoland commercial EIFS building gets in, and the quote separates cap repair, wall repair and recoat so a property manager can see what is deferred maintenance and what is cosmetic.
The buildings and the corridors
- Limited-service and extended-stay hotels at I-80 and Larkin Avenue, I-55 at Route 52 in Joliet, and I-55 at Route 53 and Weber Road in Bolingbrook
- Retail boxes and strip centers around the Louis Joliet Mall, Rock Run Crossings, the Promenade Bolingbrook and the Route 59 strip through Plainfield and Shorewood
- Medical office and outpatient buildings around Silver Cross in New Lenox and the Route 30 corridor
- Restaurants, banks and drive-throughs with EIFS cornices and towers that take vehicle and cart impact
- Distribution and flex buildings in Romeoville and along Route 53 with EIFS office fronts on tilt-up or block
- Multifamily and senior living with EIFS elevations and balcony penetrations
A maintenance walk, building by building
- 1
Roof first: every parapet cap seam, scupper and coping joint is inspected and the wall directly below is metered. Cap seams are the number one source of water on these buildings.
- 2
Each elevation gets surface meter readings, a chalk test and a sealant survey at every window head, storefront transition, sign penetration and expansion joint.
- 3
Impact damage at drive-throughs, loading areas, cart corrals and dumpster enclosures is mapped and priced as patch repair from the published table.
- 4
Probe readings go in at every stain, blister and soft spot, and at the base of the wall where the EIFS meets paving or planters.
- 5
You get one document per building: condition by elevation, repair items with prices, the recoat price per elevation, and the year each building comes due on a 10 to 12 year cycle.
Working around guests and tenants
Occupied buildings get phased by elevation so no side is closed for more than a couple of days, entrances and drive-throughs get protected and rerouted with signage, and night and weekend windows are priced as their own line on the quote. Spraying is scheduled around wind, and vehicles in the lot are covered or the affected rows are coned off the night before.
Hotels get the work done between check-out and check-in on the guest-facing elevations wherever possible, and we coordinate with the general manager on which rooms to hold on which nights.
Pricing for a portfolio
The published commercial rate is $3 to $6 per square foot of wall for recoating, with lift and staging, cap repair, wall repair and any premium hours itemized. Property managers with several buildings get one walk-through document covering all of them and a proposed schedule that spreads the recoats across budget years. Repair-only visits for impact damage and sealant are priced from the same table as residential work, and the sealant program on a building that is not yet due for recoating is the cheapest insurance a manager can buy against a remediation.
Related: Recoating · Repair · Remediation · Published prices
Property manager questions, answered
- What does it cost to recoat a commercial EIFS building in Joliet?
- $3 to $6 per square foot of wall in our published table, plus lift, staging and any night or weekend premium. A three-story hotel with 12,000 to 20,000 square feet of EIFS lands between $40,000 and $120,000 depending on how much cap and wall repair comes first. The walk-through prices each elevation separately.
- Can the building stay open during the work?
- Yes. Work is phased by elevation, entrances and drive-throughs are protected and rerouted, and night and weekend windows are available on the quote. Hotels typically keep every room in service by holding a few rooms on the working elevation for one or two nights.
- Why do you start the inspection on the roof?
- Because on commercial EIFS the parapet cap is where the water comes in. Lapped metal cap seams without sealant leak at every joint, the water runs down inside the foam and shows up as streaks and blisters two feet below the cap. Recoating that wall without fixing the cap seals the water in. The quote separates cap repair from recoat so the manager sees both.
- Do you offer an annual maintenance agreement?
- Yes. An annual meter and sealant walk on each building, patching at the published repair rates as needed, and a recoat scheduled per building on a 10 to 12 year cycle, with one document per year covering the whole portfolio and the budget year each building comes due.
- What about the EIFS on a bank or restaurant tower that keeps getting hit?
- Impact repairs are patch work from the published table, $450 to $3,500 depending on the size, and towers and cornices that take repeated hits can be rebuilt with a high-impact mesh in the base coat so the next hit does not go through. We price both options on the visit.
Schedule a building walk
Send the address or the portfolio list. Walk-throughs get scheduled within the week and the condition document follows within a few days. Or call (815) 768-3130.