Michael,
There are two issues here; while independent are related. My first question is when was the property built? Photos look newer. As Barry stated newer properties require a WRB (Weather Resistive Barrier) on all moisture sensitive substrates. 2000 is a good ball park date as to when the WRBs became required; however, it depends upon when the local Building Department Jurisdiction adopted that requirement.
So if this is a newer home, no matter the system, the house should have a WRB with drainage:
the drainage would typically be some sort of weep casing or starter track with weep holes. Note: there are some other less common drainage mechanisms also. These should be visible where the “stucco” terminates above the roof.
That said there is brick masonry below the “stucco”; it is possible that the WRB of the “stucco” is properly shingled over the WRB of the brick masonry. If that is done then no drainage is required at the bottom of the “stucco”. This is impossible to answer without destructive testing which is beyond the scope of a home inspection.
I try to confirm or deny the presence of a WRB by checking at difficult locations such as kickoff flashings, bottom of walls and above roof lines looking for signs of the WRB.
If this is an older home, roughly prior to 2000, then the WRB was not required and there would be no drainage mechanism at the bottom of the walls.
As to the “stucco” system:
DEFS: As Barry noted DEFS has been around for a long time. All DEF Systems are proprietary to manufacturer; the old DEF Systems had a number of performance issues and no WRB. this is similar to the older Face-sealed EIFS. DEFS uses cement board so it should be very firm to the touch and sound more solid than EIFS.
EIFS: If the field is softer and give slightly to pressure and sounds hollow. Be sure to check the field; not the bands. Bands can be EPS plant-ons on a DEFS or HCS system
Based upon the limited information and that it sounds hollow it sounds like an EIFS system.
One way to tell in your case here is the thickness of the panel (if you can see the edge of it without an EIFS detail attached).
The DEFS is just the panel in most new installations. All the other stuff around windows and doors and sometimes at ground level is attached EIFS. So be sure what part your looking at.
A common problem in the midwest is inspectors with good intentions (but not having adequate training OR knowledge) trying to specify repairs. NOPE.
There are often details like WEEP SCREEDS that are not used in our area that a new inspector will call out because hes read an article somewhere telling him they MUST be there. Then he gets slaughtered by the contractors, code guys or other stucco inspectors.
I’ve recently seen a couple of decent comments for a home inspector to use to protect his client AND himself.
you guys really need to take the internachi 16hr stucco class, it will answer all your questions, it is Awesome. And get the how to identify stucco chart from inspector outlet, that being said, there is no way to determine what type of stucco/eifs is on this house by these pics, it could be multiple types. Even if there was a vinyl drip edge or weep screed. A direct applied product is not going to be used anymore unles they were skim coating concrete or CMU blocks, or if it was a soffit on a commercial application. TAKE THE “Stucco & EIFS Inspection Training for Inspectors” CLASS, it is soo ooooo ooo worth it.
