Fernando and Wendy are both certified Exterior Design Institute Stucco Inspectors. Fernando is also a certified building code inspector with ICC and both are TREC inspectors.
Please scroll down the page to watch a youtube video of how we test the stucco for moisture and wood rot.
There are two main types of stucco:
Cement based stucco is now the most commonly installed type over the main body of a home, and
EIFS = another type of stucco was and still is used - EIFS, which you may have heard called Exterior Insulating Finishing System or "artifical" stucco. This type is still used on commercial construction and in was used in residential on the body of the home but also used as decorative trim around windows, quoins and arches on top of hard coat stucco. Fernando can tell instantly what type of stucco you have on your structure. This product came to use in the 60's but wasn't until the 80' s and 90's that it became imfamous because this "barrier" system had a propensity to leak due to improper installations mostly - and once water got in it did not let the water back out, creating mold and in particular black mold. Since then many homeonwers have changed the exterior of their home to cementious stucco, and unfortunately have come to find that it also leaks. A good read can be found at this site provided by Exterior Design Insitute, which is the leading association for EIFS inspecttors: http://www.exterior-design-inst.com/eifs-moisture-intrusion-problems.html
Why do we need a Moisture Test Liability Waiver to test stucco? The only 100% method to determine whether there is damage to the inner wall cavity wood structure is to drill small holes for insertion of a test prod that we use to determine moisture content. If anybody tries to tell you they have a moisture detector that can read inside a stucco wall, they are not telling the truth.
Watch "how stucco is tested", below, for a Youtube video of Fernando actually performing this test. We need the owner's permission to do this invasive testing. Note that it is not "destructive" testing in that we will fill any holes made with the appropriate patching material, which will not allow any moisture to penetrate when the testing is finished. In many cases, you can't even see the holes after the repair is made.
WATCH HOW STUCCO IS TESTED
First, Fernando performs a visual inspection of the exterior to decide where the probable water penetration exists. He then may test each window during the interior testing that is suspected of allowing water penetration,
Watch the following videos that show the exact testing method for the exterior
Please view the video below to watch Fernando perform anexterior test on the underside of a balcony -
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::
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 windowos above
Photo below shows "66 casing bead", which is a weep screed that allows any penetrating moisture to escape stucco structure
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).
Why does stucco fail?
There are many reasons stucco fails to keep moisture out of a structure, but the common reasons are asfollow
The installers do not pay attention to details work around door and window openings, such as proper gaps for backer rods and caulking or install substrate with enough fasteners
The installation of windows and attachment of window trim
The attachment of flashings around balconies and porches or columns
The installers do not install proper flashings, especially "kickout" flashings
The installers do not install the sheathing to allow for proper configuration (depth and width) of joint gaps around windows and doors for the backer rod and low modulus caulking
HOW DOES WATER GET INTO THE WALL
Water has a way of finding its way into any opening on the surface of a stucco installation that is an opening such as holes and cracks these cracks are usually due to rotted substructure that is unable to hold the upper floor framing in place, therefore the upper levels shift and compress causing horizontal and diagonal cracks at windows, balconies and even flat walls.
