Midtown Atlanta Commercial Tower
Mid-Rise Office — Full TPO Replacement, Façade Coating & Phased Occupied Work
Modernizing a 12-Story Midtown Office
This Class-B mid-rise office tower on Peachtree Street had a 20-year-old mechanically attached TPO roof that was leaking at penetrations and an original EIFS façade that was chalking, cracking at control joints, and spotting with efflorescence. The owner wanted to extend the building's useful life by another 20 years and reposition it in the Midtown leasing market.
Our scope covered a complete TPO tear-off and replacement, tapered insulation to correct longstanding ponding, elastomeric façade coating with full crack repair, and rooftop-equipment curb and flashing replacement. All work was performed with the building 94% occupied and the ground-floor retail open daily.
Client Type
Commercial property owner
Location
Midtown, Atlanta GA
Timeline
28 weeks, 6 phases
Occupancy
Full tenant operations maintained throughout
The Work in Three Phases
Existing Conditions
Roof Replacement
Completed Exterior
Systems, Materials & Logistics
- Full tear-off of 32,000 sq ft 60 mil TPO and saturated insulation
- Tapered polyiso to R-30, eliminating 14 historic ponding zones
- 80 mil reinforced TPO designed for long service life
- All rooftop equipment curbs, penetrations, and scuppers replaced
- Pressure-wash and full surface prep across all four elevations
- All control-joint sealant cut out and replaced with low-mod urethane
- Reinforced elastomeric base coat + high-build finish coat
- Manufacturer-warranted coating system for waterproofing and color stability (term varies by product tier)
- All RTU curbs re-flashed; no unit offline more than 4 hours
- OSHA-compliant perimeter warning line and fall-arrest tie-offs
- New permanent roof-hatch walk pad and service pathways
- All loud demo work performed between 6 PM and 6 AM
- Swing-stage scaffold rotated face-by-face to maintain tenant light
- Ground-floor retail entrances kept open with overhead protection
- Weekly tenant newsletter and monthly ownership progress report
"Doing a full envelope on a 12-story occupied building usually means complaints. We had two. Both were resolved the same day. The roof warranty alone saved us underwriting-wise, and the refreshed façade has already helped us bring rents up by 8%."
Commercial Property Owner
Midtown, Atlanta GA
Services Used on This Project
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