Stucco is installed improperly in the Houston area - water can penetrate into walls and wood structure sight unseen - why? Too many builders and their stucco contractors don't know the proper installation techniques to keep water out- and more importantly, neither do their subcontractors (who keep making the same mistakes over and over).
Stucco repair is costly - don't get stuck with the expense of replacement - inspect it before you buy
How Do We Inspect Stucco?
"Invasive Inspection" We think it is the best method. Why? See the videos at the bottom of this page.
We perform invasive inspections because it gives the final answers you seek. First we ask permission of the owner to sign a waiver form. This is so we can put tiny holes into areas we suspect are likely to have water penetration so we can insert a specialized tool that can read moisture (of course, we patch the holes) . The waiver form can be
found further down on this page "download the waiver form". On this form we have links to this site to show videos of how the tests are performed.
We do this testing BOTH inside and outside because water can and does find its way to the interior wall cavity - past the moisture barrier and the caulking, where it rots the wood and creates mold.
On the exterior, however, we only drill small tandem holes and test locations such as beam bottoms of decks and the undersides of cantilevered areas to prevent any possibility of rainwater from getting in through the holes. These holes are filled with stucco patch material.
On the interior we probe and test under every accessible window that is located on stucco or has stucco banding. Our probe reaches past the insulation and touches the wood to see if water has accumulated there. These holes are patched also, and are fairly invisible when we are done.
"Non-invasive" inspections - these inspections only list the conditons of the surface and the POSSIBILITY of water infiltration - they actually leave a buyer more confused because they do not offer definitive information.
What To Do If the Stucco Leaks?
After we have finished our invasive analysis, you will know with certainty if and where water is able to penetrate into the structure, and WHY. Our analysis will also show the probability of how much wood rot is located at those areas.
We can arrange for a partial stucco and substrate removal, if needed, to determine how far ranging the deterioration is.
We can write a protocol for repair and we can be hired to watch the stucco repair being performed in order to certify that is was properly installed.
This information may be useful in negotiations of contract; this information may be useful to back out of a contract or proceed with repairs.
Our advice:
DON'T BUY STUCCO WITHOUT A STUCCO INSPECTION ! If a builder or homeonwer resists this type of inspection, you should consider walking away from the deal. We find that homes of all ages and all types of stucco do have water penetration, it is a matter of how much and for how long. Preferably an invasive inspection would be allowed.
Make sure your stucco inspector is both TREC licensed and certified for stucco inspections - The following information, from the Texas Real Estate Commission, states that a stucco inspection performed for a seller or buyer involving a real estate transaction must be done by a person who is licensed by them (TREC). A stucco inspector or even a certified stucco inspector is not good enough. They MUST be TREC licensed in addition to being Stucco certified. Follow this link to view the TREC statement. user files/file/Standards%20and%20Enforccement%20TREC.doc
Moisture Testing Waiver, below: See your Youtube videos, which will show exactly what is done during the invasive testing.
WATCH HOW STUCCO IS TESTED
How are windows tested on the inside of a home? Watch Fernando prod the interior wall structure of this home:
Window and balcony leaks and the destruction it causes, more video:
After the walls are opened up at the rear of a house - cantilevered area - a generic view::
Where do we go? We go everywhere for Stucco Inspections! We have worked in towns such as College Station, Brenham, Austin, Lufkin, Livingston, Madisonville, Kingwood, Beaumont, Galveston, Houston, The Woodlands, Kingwood, Sugarland, Missouri City, Pearland, League City, Brazoria County, Huntsville, Walker County, Montgomery County, Harris County and all places in between.
Photos from our collection:
This stucco townhome is only three years old.
A common area of deterioration is seen in the above photo, which shows the under side of a cantilevered livingroom and the deterioration from leaking windows above
Photo below shows "66 casing bead", which is a weep screed that allows any penetrating moisture to escape stucco structure, which is shown as small holes on the inner side of the edge. The decorative iron work of the balcony above is shown on the far left of the photo.
We offer Saturday inspections to be paid in advance by using Paypal. If cancellation of the inspection is necessary, we will charge a small fee to be deducted from the refund (exception: Angies List referrals).
