What is a stucco inspection?
A stucco inspection for real estate purposes, also known as an Invasive Stucco Evaluation, involves both a visual assessment of the installation details of the stucco cladding as well as an invasive assessment of the structural substrate behind the stucco. The procedure is considered invasive because it involves drilling holes in the stucco to insert a pin type moisture meter to take moisture readings of the structural sheathing behind the stucco.
Why is the inspection considered invasive?
The procedure is considered invasive because it involves drilling holes in the stucco to insert a pin type moisture meter to take moisture readings of the structural sheathing behind the stucco.
Does this type of inspection damage the stucco?
Yes, drilling holes in the stucco creates some minor damage; however, the holes are generally small in diameter and are typically filled with caulk or a stucco mix when the test is completed to prevent water intrusion.
A stucco inspection for real estate purposes, also known as an Invasive Stucco Evaluation, involves both a visual assessment of the installation details of the stucco cladding as well as an invasive assessment of the structural substrate behind the stucco. The procedure is considered invasive because it involves drilling holes in the stucco to insert a pin type moisture meter to take moisture readings of the structural sheathing behind the stucco.
Why is the inspection considered invasive?
The procedure is considered invasive because it involves drilling holes in the stucco to insert a pin type moisture meter to take moisture readings of the structural sheathing behind the stucco.
Does this type of inspection damage the stucco?
Yes, drilling holes in the stucco creates some minor damage; however, the holes are generally small in diameter and are typically filled with caulk or a stucco mix when the test is completed to prevent water intrusion.
Who typically requests a stucco inspection?
Many stucco inspections are conducted in connection with a real estate transaction either by a seller looking for an assessment of their home prior to listing it for sale or by a buyer as part of a pre-purchase contract contingency. Many mortgage companies and corporate relocation departments require stucco inspections prior to writing a mortgage or providing relocation assistance to an employee. Many concerned homeowners who aren't selling their houses also request stucco inspections in order to protect the value of their investment.
Why do I need a stucco inspection?
Moisture that becomes trapped behind masonry stucco cladding can create serious structural deterioration, rot, and mold damage inside the wall structure. If left uncorrected, this damage can cause serious structural or health problems. A proper stucco inspection identifies areas of moisture intrusion and damage so that repairs can be made.
The stucco on my house looks fine, can there still be damage?
Yes, most homes with moisture damage behind the stucco look fine from outside the house and from inside the house. Because the moisture damage is inside the structure of the wall, it very often does not show to outward appearances. In fact if damage is visible, either as deteriorating stucco on the exterior or mold on the interior wall surface, it usually means that the damage inside the wall is severe.
There is mold on the drywall behind my living room couch; does that mean I have a stucco problem?
Possibly, yes, but not necessarily, as there could be a number of causes. It is possible for mold to appear on the interior wall surface, if the wall system is trying to dry out to the interior. Often this can happen behind a piece of furniture or a hanging painting because airflow is stifled which inhibits the drying process. There can be other causes for this moisture, such as a window leak or condensation from cold air blowing on the wall from an air conditioning register; however, in any case, the source of moisture should be investigated to determine more information.
How does moisture get behind my stucco?
There are several ways. It can leak in through cracks in the stucco or joints between the stucco and other materials, such as windows, doors, or other trim elements. It can soak through the stucco in a driving rain. It can condense inside the wall system as moisture vapor diffuses through the wall due to seasonal differences in humidity between the inside of the structure and the outside. But the two most common and damaging causes are water leakage through failing window and door frames, and water leaking behind the stucco at missing roof kickout flashing locations.
What is a roof kickout flashing?
A kickout flashing is used at the bottom edge of a roof that ends in the middle of a wall. It is installed against the wall, where the gutter butts into the wall, to direct water from the roof into the gutter so that it cannot run behind the wall cladding. A kickout flashing should be installed at these locations for any kind of wall cladding, not just stucco.
Why is my kickout flashing missing?
Until recently many roofers did not realize these flashings were needed. In fact, some still do not use them, or they install them incorrectly. In order for the flashing to be effective, it is critical that it be installed properly. If you talk to a roofer or contractor who doesn't seem to know what a kickout flashing is, find a new contractor.
There are black stains on my stucco under the corners of my windows; does this mean that my stucco has moisture problems?
Possibly, yes, but not necessarily. The black stains are typically dirt and mildew that collect and thrive on the surface of the stucco. Windows and doors tend to shed more water at their corners, so the stucco in these areas tends to get wetter. This water carries dirt with it from the window and door sills, and causes airborne dirt to stick to the surface. Also, there are often hairline stress cracks at the corners of window and door openings. Water that collects in these cracks takes longer to dry out, providing more opportunity for mildew to thrive. All of this can occur on the surface of the stucco without creating any problems behind it; however, these are also the most common areas for water penetration into the wall system.
My cousin has synthetic stucco on his house. What is that?
There are several different kinds of stucco cladding systems, and each has its own specific installation requirements. Most "synthetic stucco" systems are a textured acrylic topcoat installed over a foam insulation board. This system was very popular in the south for a number of years. In our Mid-Atlantic region, masonry stucco, which is several layers of cement based mortar, is much more popular.
Is "synthetic stucco" better?
Each of the stucco cladding systems has its own advantages and disadvantages, some of which are based on regional climatic differences. All of the systems can suffer from the same moisture retention problems if not installed properly with the correct critical water management details.
If these details are necessary, why was my stucco installed wrong?
Until recently virtually all contractors and builders didn't realize that masonry stucco had moisture retention problems, and, consequently, didn't know about these details or that they were necessary. These moisture damage problems with masonry stucco did not gain widespread attention until about 2007, so most houses built prior to that did not incorporate the necessary details. In fact, there are still many contractors who do not fully understand the problem and still may not be installing the correct details.