Exterior wall repair and re-cladding for commercial buildings.
We fix the envelope of buildings that already stand in Minneapolis, St. Paul and the surrounding suburbs: leaking joints, failed mortar, worn storefront and cold walls. Every elevation is quoted as its own fixed price.
Fixed price by elevation
| Elevation | Fixed price | Status |
|---|---|---|
| North EL-N · 4,200 SF | $112,400 | Approved |
| East EL-E · 1,850 LF joints | $24,050 | Approved |
| South EL-S · 38 openings | $186,900 | Spring 2027 |
| West EL-W · 3,600 SF | $231,600 | Review |
Six envelope systems, one specialty.
Unit prices are typical ranges for Twin Cities work in 2026. Access, height and wall condition set where your building lands. The survey fixes the number.
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EN-01
Leak investigation
Find where water enters before anyone opens a wall.
- Water testing at windows and joints
- Moisture mapping and probe openings
- Written report with photos
Fixed fee from $1,450
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EN-02
Masonry repointing and repair
Remove failed mortar, match the original and relay damaged brick.
- Brick, CMU and stone veneer
- Mortar matched by type and color
- Lintel and shelf-angle repair
$18–42 / SF of wall
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EN-03
Sealant joint replacement
Cut out aged sealant and install new backer rod and joints.
- Precast, EIFS and panel joints
- Window and storefront perimeters
- Adhesion test per elevation
$9–16 / LF of joint
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EN-04
Insulated metal panel re-cladding
Install new IMP over an existing wall to stop leaks and cold walls.
- Polyiso-core insulated metal panel
- New air and water barrier
- Trim, flashing and parapet cap
$48–85 / SF of wall
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EN-05
Commercial window and storefront
Replace failed glazing units and aluminum storefront in occupied space.
- Insulated glass unit swaps
- Storefront and entrance frames
- Sill pans and perimeter flashing
$95–160 / SF of opening
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EN-06
Air and water barrier
Rebuild the barrier layer at transitions where most leaks start.
- Fluid-applied and sheet membranes
- Roof-to-wall and wall-to-grade
- Through-wall flashing
$12–24 / SF of wall
How the systems compare
Billing unit, winter suitability, warranty and permit needs at a glance. Manufacturer warranties on panels and glazing are passed through to the owner in addition to ours.
| System | Priced by | Winter work | Our warranty | City permit |
|---|---|---|---|---|
| Leak investigation | Per building | Yes | Report only | No |
| Masonry repointing | SF of wall | Heated enclosure | 2 yr workmanship | Usually |
| Sealant joints | LF of joint | Above 40°F surface | 5 yr workmanship | No |
| IMP re-cladding | SF of wall | Yes | 2 yr + panel maker | Yes |
| Window and storefront | SF of opening | Yes, staged | 2 yr + manufacturer | Yes |
| Air and water barrier | SF of wall | Product dependent | 2 yr workmanship | With cladding |
Three ways to work with us
Start with a survey, buy one wall at a time, or let us plan the whole envelope over several budget years.
- 01
Envelope survey
A fixed fee from $1,450 for buildings up to four stories. We walk every elevation, run spot water tests and deliver a written report with photos and a repair scope per elevation. The fee is credited to your first contract.
- 02
Fixed price per elevation
Each wall gets its own fixed-price proposal, valid for 30 days. Approve the north wall this fall and the west wall next spring. Monthly billing on AIA G702/G703 with 5% retainage released at closeout.
- 03
Multi-year envelope plan
For owners with several buildings or a capital budget: we rank repairs by risk, phase them over two to five years and re-inspect sealant and flashing each fall before freeze-up.
Questions owners ask first
Can you work on exterior walls in a Minnesota winter?
Some scopes, yes. IMP re-cladding, glazing swaps and investigation run year-round. Masonry repointing in cold months needs a heated enclosure, which we price as a separate line. Sealant goes in only when the surface is dry and above 40°F, so we usually schedule joint work from April to October.
Does the building have to be empty while you work?
No. Most of our work is done from the outside on lifts or scaffold. When we replace windows we work one room or bay at a time, set up interior dust protection and close each opening the same day.
How long is a proposal price good for?
30 days. Steel and aluminum products carry a 50% Section 232 tariff since April 6, 2026, and building input prices have moved quickly, so we re-confirm material quotes on any proposal older than that before signing.
Do repairs need a permit?
Re-cladding, window replacement and most structural masonry repair need a building permit from the city. We prepare and pull the permit and include its cost in the proposal. Sealant replacement and investigation usually do not.
What documents do you provide?
A certificate of insurance naming the owner and property manager, a schedule of values, monthly pay applications with lien waivers, product data and warranty documents, and a photo log of each elevation before, during and after the work.
Do you build new buildings or interiors?
No. We only repair and replace the exterior envelope of existing buildings: walls, windows, sealant and the barrier layers behind them. If an interior finish is damaged by a leak we repair the opening we made, nothing more.
Send us the address and the wall that worries you.
We reply by email within one business day with survey dates and the fixed survey fee for your building.