Stucco Repair & Painting in Irving, TX
Restorative coatings for EIFS and stucco systems.
Technical
Specifications.
Commercial Painting Contractors Irving provides comprehensive stucco repair and painting services for commercial buildings, multi-family properties, and institutional facilities throughout Irving and the Dallas-Fort Worth metroplex featuring traditional stucco or EIFS (Exterior Insulation and Finish System) exterior wall systems. Our stucco specialists bring deep expertise in diagnosing and repairing common failure modes including cracks, delamination, water intrusion, and impact damage while applying appropriate coating systems that protect, waterproof, and enhance stucco and EIFS exteriors. We understand that stucco systems are complete building envelope assemblies requiring specialized knowledge beyond simple painting—proper repair addresses underlying moisture issues, structural movement, and material deterioration preventing recurring problems. Serving Irving's extensive inventory of 1980s-90s commercial construction featuring EIFS systems and newer developments with traditional stucco, we deliver systematic restoration that extends wall system lifespan while maintaining aesthetic appearance.
EIFS crack repair and delamination correction
Traditional stucco crack patching and texturing
Moisture intrusion investigation and remediation
Elastomeric coating systems for flexibility and waterproofing
Custom color matching and texture replication
Expansion joint repair and caulking replacement
Impact damage repair and surface restoration
Comprehensive waterproofing and moisture barriers
Irving
Context.
Based in Irving, we serve the concentrated EIFS and stucco construction throughout Las Colinas office parks, multi-family developments along State Highway 114, retail centers featuring stucco architectural elements, and commercial buildings throughout Irving's business districts. Our teams understand the stucco and EIFS failure patterns common to North Texas including thermal expansion cracking from temperature extremes, moisture intrusion from failed sealants, and delamination from improper original installation—delivering repairs that address root causes rather than cosmetic coverage of symptoms.
Specify Your Project
Strategic
Advantages.
Extended wall system lifespan through proper moisture management and repair
Prevented costly structural damage from water intrusion behind failed stucco
Enhanced building envelope performance improving energy efficiency
Maintained property value and marketability through professional exterior appearance
Comprehensive waterproofing protecting building structure from weather exposure
Eliminated recurring crack and failure problems through proper repair methods
Long-term cost savings compared to complete EIFS or stucco replacement
Our Proven
Process.
Comprehensive wall system assessment identifying cracks, delamination, and moisture damage
Moisture testing determining water intrusion extent and sources
Structural crack repair and substrate stabilization as required
EIFS delamination repair or traditional stucco patch and texture matching
Sealant and expansion joint replacement restoring building envelope integrity
Application of elastomeric coating systems providing flexibility and waterproofing
Final inspection and documentation including repair locations and methods
Frequently Asked
Questions.
What causes cracks in EIFS and stucco systems?
Common causes in Irving include thermal expansion/contraction from extreme temperature swings, building settlement or structural movement, moisture expansion from water intrusion, impact damage from equipment or accidents, improper installation lacking expansion joints, and material deterioration from age and UV exposure. Effective repair requires identifying root causes—simply filling cracks without addressing underlying issues results in recurring failures. We investigate crack patterns, assess substrate conditions, and implement repairs preventing recurrence.
Can EIFS delamination be repaired or must entire system be replaced?
Localized EIFS delamination can often be repaired cost-effectively. Process involves removing delaminated finish coat, repairing or replacing damaged insulation board, reattaching mesh reinforcement, and reapplying base coat and finish matching existing texture. Extensive delamination covering 30%+ of wall area may justify complete EIFS replacement, but most buildings benefit from targeted repair at fraction of replacement cost. We provide honest assessment helping property owners make cost-effective decisions.
What's the difference between elastomeric and regular paint for stucco?
Elastomeric coatings are thick, flexible systems (10-20 mils dry film) designed specifically for stucco and masonry. They bridge hairline cracks preventing moisture intrusion, provide superior waterproofing while allowing vapor transmission, accommodate thermal expansion/contraction without cracking, and offer excellent UV and weather resistance. Regular paint (2-4 mils) lacks flexibility to bridge cracks and provides minimal waterproofing. For stucco/EIFS coating longevity and building envelope protection, elastomeric systems are industry standard despite higher cost.
How do you match existing stucco texture and color?
Texture matching requires skill and experience. For traditional stucco, we replicate original texture using appropriate tools and techniques. For EIFS, we match factory-applied textures using similar aggregate size and application methods. Color matching uses spectrophotometry for precision, with consideration for age-related fading. When perfect matches prove difficult, we recommend strategic recoating of complete wall sections or elevations ensuring uniform appearance rather than obvious patch repairs.
Do you investigate and repair water damage behind stucco?
Yes, moisture intrusion is a critical concern. We perform moisture testing using meters identifying wet areas, investigate moisture sources including failed sealants, damage, or improper flashing, coordinate structural repairs with general contractors when framing damage exists, and implement comprehensive waterproofing preventing recurring moisture problems. Cosmetic stucco repair without addressing underlying moisture issues simply masks problems until structural damage becomes severe and expensive.
How often should stucco or EIFS be recoated in Irving?
Properly applied elastomeric coatings typically last 10-15 years on stucco/EIFS in North Texas climate. However, south and west-facing elevations with intense sun exposure may show fading or chalking after 7-10 years. Regular inspection every 3-5 years identifies coating degradation, crack development, and sealant failures before moisture intrusion causes damage. Proactive maintenance coating every 10-12 years significantly extends stucco system lifespan and prevents expensive structural repairs.
Can impact damage to EIFS or stucco be invisibly repaired?
Most impact damage can be repaired with minimal evidence when performed by skilled technicians. Small impacts are patched, textured, and blended into surrounding areas. Larger damage may require panel replacement for EIFS or extensive patching for traditional stucco. Color and texture matching determines repair visibility—newer buildings with consistent color allow near-invisible repairs, while aged/faded buildings may show slight color variation requiring elevation-wide recoating for uniform appearance. We provide realistic expectations during assessment.
Project Lifecycle
Typical deployment timeline for Irving facilities.
Evaluation
Day 1-2Substrate analysis and detailed specification development.
Mobilization
Day 3-5Site protection, equipment setup, and material procurement.
Execution
VariesMulti-layered coating application with phased deployment.
Validation
Final DayQuality audit, walk-through, and site demobilization.
Evaluate
Your Asset.
Whether you possess a single corporate unit or an entire industrial complex, our professional team is prepared to develop your project specifications.