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Stucco

There have been some good posts about moisture and stucco. Spring time we always do more stucco inspections than the rest of the year. I'm not sure why, I guess it's the beautiful Pensacola and Gulf Coast weather and people are getting outside. I would like to show you what I put in every report.

"The equipment used is to help locate potential problem areas. It should be understood that the test equipment is not an exact science but rather good tools used as indicators of potential problem areas. Because of hidden construction within the wall cavity, the meters sometimes get false readings. Some meters pick up on flashing, metals, wiring or unique wall finishes. Positive readings do not always mean there is a problem, nor do negative readings always mean there is no problem. We use the equipment only to obtain relative readings between suspected and non suspected problem areas. We then use the information to help determine potential problem areas which may warrant more investigation. "

From left to right, the equipment picture shows a probe with a moisture meter attached which is used for EIFS invasive inspections. The green machine scans the exterior of EIFS for potential moisture and the Tramex on the right is used for interior moisture scanning.

It adds up to having the ability to understand building construction and that water runs downhill (not straight though) and some common sense.

Meters and more

Posted by Jim Ellis on 02/17/2008 07:22 AM

Comments (8)

stucco, moisture, common sense, tools

Post is included in group: Home Inspections Q & A
Post is included in group: Ask the Home Inspector
Post is included in group: Hill Country Inspector

8 Comments on Stucco

We seem to have the same problem in The Florida Keys. Stuco cracks are in just about every stuco home. They usually look worse than they really are.

02/17/2008 07:27 AM

by Gary McAdams (GMAC Schwartz Property Sales)

Very interesting post, thanks for sharing the information

02/17/2008 10:49 AM

by Chris Frantz (Exit Success)

Good post Jim,

A statement limiting the expectations of meter reading makes sense.

The majority of my EIFS inspections only include a representitive amount of meter sampling.

I do a few probable dry areas to get a control reading and test suspect areas. Once I get a few high readings at different locations, I state such and consider all similarly constructed areas typical throuhout.

02/18/2008 09:50 PM

by Steven Turetsky, UID#16000002314 (Comprehensive Building Inspections & Consultants)

I cringe when I see stucco or EIFS just because of the potential they have! They are seldom properly installed and you must CYA and potentially frustrate everyone involved by being cautious and warning of the potential since there are usually installation annomolies. Moisture meter readings are much more indicative of actual problems, but here in Texas the wall may have not had rain on it in months and currently be quite dry! Keep up the good work gang!

One team One fight!

02/19/2008 07:48 AM

Thank goodness I have had only one client purchase one and that was before it got such bad reviews.

02/19/2008 04:17 PM

by Gene Allen Realtor Hampton Roads Real Estate (Resh Realty Group)

Only one!!! Wow!!!

In my neck of the woods, there's a lot of EIFS, I do a lot of EIFS inspections.

The biggest pity is that most installers do not have a clue. They are usually stucco men that started applying the EIFS systems and have not been properly trained.

With all of the problems associated with the system, I still drive by so many jobs... some very high end, that are being done wrong.

Moisture meter readings? Yes they are an important tool, but to be honest with you, long before the meter comes out, I have a pretty good idea what is happening or what to suspect. The meter helps confirm my suspicions.

02/19/2008 04:32 PM

by Steven Turetsky, UID#16000002314 (Comprehensive Building Inspections & Consultants)

I do perform a lot of Stucco inspections also. Just as with home inspections, you can pull up to a home and have a "got feeling" pretty quickly. If it's June and I see outdoor Christmas decorations still up, uh oh. We live in an environment full of high winds, hard rains, high humidity and a high salt air content. These and Stucco don't always mix well.

Perhaps worst of all is that the new "hard coat systems" are lacking some of the same details that helped make EIFS so bad.

When will they learn?

02/19/2008 05:55 PM

by Jim Ellis (Ellis Home Inspection Services)

Gary,

I like your web site, it makes me want to dance.

Jim

02/19/2008 06:01 PM

by Jim Ellis (Ellis Home Inspection Services)

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