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(404) 924-7071
We seal and recoat the building envelopes Atlanta depends on — stucco, masonry, tilt-up concrete, and steel — against Georgia heat, UV, and driving rain. Southeast Commercial Services is a licensed, insured exterior painting contractor working commercial and industrial only.
Tell us about your building envelope and exterior scope — we typically reply within the hour (Mon–Fri).
An exterior coating is the first thing your tenants, clients, and inspectors see — and the last line of defense between Georgia weather and your structure. Southeast Commercial Services treats a repaint as an envelope-protection job, matching the coating to each substrate and sealing the building against the moisture that quietly does the real damage.
For over 30 years we've recoated Atlanta's office towers, warehouses, retail centers, and industrial facades for the property owners, facility managers, and operations directors who answer for how those buildings show and how long they last. Exterior painting is one line in a full facility program — so an envelope recoat can be scheduled alongside interior work, flooring, or repairs under one contract.
Recoating an exterior means lifts overhead, tenants below, and a facade the whole street sees. Here's what gets our name approved through ownership and procurement before a lift ever rolls up.
Established in 1991, with 30+ years sealing and recoating commercial and industrial building exteriors across the metro.
Crews trained and equipped for lift, swing-stage, and rigging work at height, with perimeter control below.
Southeast Commercial Services of Georgia LLC — a registered, licensed contractor you can verify.
Trained to install leading exterior coating lines to spec, which is what keeps weatherproofing warranties valid.
General liability and workers' comp in place; we issue a certificate naming your property on request.
Bonding gives owners and managers a layer of financial recourse most exterior crews can't offer.
We watch humidity, dew point, and rain so coatings go on when they'll actually cure and bond — not just when we're booked.
We don't paint houses. Every lift plan, spec, and schedule is built for occupied business facilities.
Measured elevations and named coating systems so you can compare us against other bidders line for line.
A single project lead owns your job start to finish — no chasing a rotating cast of subs.
A durable exterior finish starts with reading the substrate correctly — then pairing it with a weatherproofing chemistry built to survive Atlanta's sun, storms, and daily thermal swing.
A commercial exterior is rarely one material, and each face of the building takes prep and product differently. We coat:
We spec the coating to the exposure it has to survive, not to whatever's cheapest that week:
An envelope coating is only as good as the prep and access behind it. On every project we:
A facade repaint almost never fails on color. It fails months later — peeling at a wall that was never washed, blistering where a coating went on over damp masonry, water tracking in through a caulk joint nobody replaced, or streaking because a crew chased a deadline through a rainy afternoon. From the sidewalk it looked finished. From your maintenance budget a year on, it's a re-do you're paying for twice.
We built our exterior operation to close those gaps before they cost you. That means honest substrate assessment, prep and sealing that address moisture instead of hiding it, coatings installed inside the weather window that lets them cure, and a single project lead who answers when you call. You get one contract, an insured crew working safely overhead, and an envelope that actually keeps the weather out.
Prep, caulking, and crack-bridging address the moisture path first — so the finish protects the structure instead of trapping water.
Licensed, bonded, and multi-million-dollar insured, with a certificate of insurance issued to your property on request.
No rotating subs. One project lead runs your job from walkthrough to final punch-list and stands behind the result.
Beyond standard facade recoats, we handle the envelope and site work a full building often needs while the crew and lifts are already on site.
From a single storefront facade to a full distribution campus envelope, here's the range of exterior surfaces and buildings Southeast recoats across metro Atlanta.
Stucco, EIFS, block, tilt-wall, and brick sealed with elastomeric and weatherproofing systems — the coat that fronts your brand and shields the structure.
Envelope Systems →
Office parks, professional buildings, and shopping centers kept sharp and on-brand, with elevations phased around business hours and lease traffic.
Commercial Painting →
Elevated facades reached with lifts, swing stages, and rigging under OSHA fall protection — with the ground below controlled and protected the whole time.
Access Work →Tilt-up and metal-panel exteriors, dock walls, and structural steel recoated in durable, weather-shedding systems built for the elements and constant loading-dock wear.
Corporate campuses, medical buildings, and professional facades finished to a curb-appeal standard, with elevations phased so tenants and visitors are never blocked out.
Tall exterior work using lifts, swing-stage, and rigging under OSHA fall-protection protocols — perimeter, entrances, and pedestrian paths controlled below.
Plant exteriors, structural steel, tanks, and process buildings coated with specification-grade primers and industrial finishes built for demanding outdoor exposure.
Storefronts, strip centers, and mixed-use facades kept on-brand and weather-tight, with work sequenced around customer hours, parking, and tenant leases.
Pressure washing, chalk and mildew removal, caulk-joint replacement, crack and spall repair, rust treatment, and priming — the prep that decides how long the finish lasts.
An exterior recoat is a risk-and-durability decision as much as a color one. Here's what a property manager gets when the contractor is Southeast.
We watch humidity, dew point, and rain and coat inside the windows where the system will actually cure and bond — not on a fixed date regardless of conditions.
We measure elevations, spec the coating system, and put it in writing — so you can vet exterior bidders on the same terms instead of guessing.
Multi-million-dollar insured, bonded, and licensed in Georgia, with crews trained on lift, swing-stage, and fall-protection safety.
30+ years of Atlanta exterior work — and a facade recoat bundles cleanly with interior painting, flooring, and repairs under one accountable team.
A repeatable, five-step process that turns a facade recoat from an open-ended, weather-dependent gamble into a scheduled, documented job you can hand off with confidence.
We meet you at the building, inspect every elevation, and note substrate condition, moisture issues, failed caulk, and lift access firsthand.
You get a measured, itemized proposal that names the coating systems and spells out prep, repairs, and access — nothing hidden in "and more."
Before color goes up we pressure wash, replace caulk, patch cracks and spalls, treat rust, and prime — addressing the moisture path first.
Crews apply primer and finish to spec inside the right weather window, phasing elevation by elevation with the ground below protected.
We walk the finished envelope with you, work a punch-list to sign-off, and leave the site clean before we call the job complete.
A real exterior proposal is a document, not a dollar figure. When you compare facade bids, these are the six things that separate a professional envelope scope from a number scribbled on a business card.
We measure the actual exterior surface area — wall square footage by elevation, linear feet of trim and steel, parapet and soffit area — and build the proposal off those numbers. Measured quantities let you compare one facade bidder to another instead of guessing whose "whole building" means the same thing, and they stop the mid-job surprise where a vague estimate balloons once the lifts are up.
The proposal states exactly how each substrate gets readied: pressure washing to strip chalk, dirt, and mildew; scraping and sanding failed coating; caulk-joint cutting and replacement; crack and spall patching; and rust treatment on steel. On problem masonry that can include a water-repellent primer. Prep is where an exterior coating's lifespan is won or lost, so it's spelled out here rather than assumed.
We name the product line, the number of coats, the dry-film thickness, and the sheen for each surface — elastomeric on cracked masonry, DTM on exposed steel, acrylic on stucco. Naming the system holds us to a defined standard and keeps the manufacturer's weatherproofing warranty intact, because the material is being installed the way its data sheet requires.
The scope details how crews reach every elevation — boom lifts, scissor lifts, swing stage, or rigging — and how the area below is controlled: perimeter protection, entrance and drive-lane management, overspray control, and pedestrian safety. This is the line item that keeps tenants and the public safe under an active facade and protects you from an incident dispute.
We map the work to the calendar and the forecast: which elevations get coated in what order, how the schedule flexes around rain and humidity, and how each phase keeps entrances and parking usable. A phased, weather-aware plan is the difference between a facade that cures properly and quietly recoats around your operation and one that blisters because it was rushed through the wrong day.
The scope defines how the job ends: a final elevation-by-elevation walkthrough, a documented punch-list, touch-ups to sign-off, site and landscaping cleanup, and any warranty paperwork or maintenance guidance you're owed. A defined closeout means the project has a clear finish line everyone agrees on — not a crew that pulls the lifts and drifts off before the last details are handled.
Most of the buildings we recoat can't close while the outside gets painted — staff still report, tenants still trade, and trucks still hit the docks. Because exterior work happens on the envelope rather than inside your space, we can usually keep your operation running normally. We sequence the job elevation by elevation, finishing one face of the building before moving to the next, so entrances, drive lanes, and parking stay usable as the crew moves around you.
Our office hours run Monday through Friday, and we time the disruptive stages — lift staging, pressure washing, spraying — to your lowest-traffic windows, keeping doorways, fire lanes, and dock access clear. Perimeter protection and overspray control shield vehicles, landscaping, and signage below, and we coordinate access so a lift is never parked where you need it most during business hours.
Every crew follows OSHA practices for fall protection, lift and swing-stage safety, and ground control, so the job stays safe for your tenants and the public as well as our people. The goal is simple: you get a freshly sealed, sharp-looking building, and your operation barely notices the crew was overhead.
From two Atlanta-area offices, Southeast Commercial Services recoats commercial and industrial building exteriors throughout Fulton, DeKalb, Gwinnett, Cobb, and Cherokee counties — from Midtown high-rise facades to Gwinnett distribution-center walls.
Planning a facade recoat? Tell us the building type, rough square footage, and your timing, and we'll schedule a walkthrough and return a written scope you can act on.
Working from offices in Atlanta and Decatur, our crews reach commercial and industrial exteriors across the region's major corridors and surrounding counties.
We follow the metro's freight and office arteries — the I-75, I-285, and I-85 corridors — to reach warehouse walls, plant exteriors, and business-park facades throughout the region. Coverage spans Fulton, Cobb, Gwinnett, DeKalb, and Cherokee counties, from intown high-rise elevations to the distribution belts on the perimeter.
If your building sits inside the greater Atlanta area, we can most likely walk the elevations. Not sure whether you're in range? Call (404) 924-7071 and we'll confirm coverage and set a walkthrough.
Every building type carries its own substrate, access, and weather demands. These are the commercial and industrial exteriors we're built to handle.
Corporate campuses and Class-A facades finished to a curb-appeal standard that fronts the tenant experience.
Tilt-up, metal-panel, and dock-wall exteriors coated to shed weather and survive constant loading traffic.
Plant exteriors, tanks, and structural steel coated with specification-grade industrial weatherproofing.
Clinics and medical buildings recoated to a clean, professional exterior with entrances kept accessible.
Storefronts and centers kept on-brand and weather-tight, with work timed around customer hours and leases.
Apartment communities and exterior common areas recoated at portfolio scale for owners and managers.
Tall exterior elevations reached with lifts and swing-stage access under strict fall-protection protocols.
Municipal, education, and institutional facades coated to spec and to compliance requirements.
An exterior coating is an investment in an asset the whole street sees and the weather constantly tests. We stand behind the labor and install to protect the products that stand behind the finish.
Our labor is warranted against defects in application — peeling, blistering, or coating failures that trace back to how the system was installed rather than how the weather treats the building.
Because we install exterior systems to the manufacturer's specification, the coating carries its own product and weatherproofing warranty. Installing to spec is exactly what keeps that coverage valid.
We'll tell you honestly what a given system should deliver on your substrate and exposure — so your maintenance budget is planned on real service life, not a sales number.
Commercial exterior painting is the professional coating of a building's outer envelope — stucco, EIFS, masonry, tilt-up concrete, and structural steel — using weatherproofing and elastomeric systems that shed rain, resist UV, and protect the structure. In Atlanta it's provided by Southeast Commercial Services, a licensed, insured contractor working commercial and industrial only.
Unlike a cosmetic repaint, exterior envelope work is engineered around the substrate, the building's height, and Georgia's heat, humidity, and thermal cycling. Southeast pressure-washes, repairs, and seals before a finish coat goes on, and has protected Atlanta building exteriors for over 30 years — timing application to the region's dry weather windows.
Straight answers to what Atlanta property and facility managers ask before signing an exterior painting contractor.
Exterior coatings cure best in dry, moderate conditions, so we target Atlanta's stretches of stable weather from spring through fall and watch the humidity and dew point on the day, not just the forecast. We schedule application to open weather windows and hold off when rain, cold, or heavy moisture would compromise adhesion. Because our crews work in phases, we can keep a large envelope moving whenever conditions cooperate.
We coat the full commercial building envelope: stucco and EIFS, concrete masonry block, tilt-up and poured concrete, brick, structural and miscellaneous steel, metal panels and cladding, aluminum storefronts, and wood fascia, trim, and soffits. Each substrate gets its own prep and coating system, because what protects tilt-wall concrete is not what belongs on galvanized steel.
Cost depends on the wall square footage, the substrate and its condition, the number of stories and how crews access them, the coating system specified, and how much repair, caulking, and washing the envelope needs first. Instead of quoting a blind rate, we walk the building, measure the elevations, and return a written scope you can compare against other bidders. Call (404) 924-7071 to set up a walkthrough.
We reach elevated elevations with boom and scissor lifts, swing stages, and rigging chosen for the building's height and footprint, all under OSHA fall-protection rules. Perimeter areas, entrances, and pedestrian paths are protected and controlled so tenants and the public stay safe below while crews work overhead. The access plan is part of the written scope before the job starts.
Prep is where an exterior coating earns its lifespan. We pressure wash to strip dirt, chalk, and mildew, cut out and replace failed caulk joints, patch cracks and spalled concrete, treat rust on steel, and prime bare substrate. Where water intrusion is the concern, we bridge hairline cracks with elastomeric systems and seal penetrations so the envelope actually keeps weather out.
It shouldn't. We phase exterior work elevation by elevation and time the disruptive stages around your hours, keeping entrances, drive lanes, and parking usable as we move around the building. Because the work is outside, tenants generally keep operating normally while the envelope gets recoated. Exterior painting also bundles cleanly with interior repaints and other facility work under one contract.
Tell us the building type, rough square footage, and your timing. A Southeast Commercial Services team member will follow up to schedule a walkthrough — typically within the hour, Monday–Friday.