EIFS type stucco was present at the exterior walls. On a national basis, moisture related problems have been associated with this type of material. EIFS is a somewhat controversial product that requires regular maintenance. Concealed moisture related conditions or water penetration may exist in areas not visible or readily accessible. Client should consult a qualified EIFS contractor for further information prior to close.
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Are you in Florida? Weep screeds aren’t used on hard coat stucco, even if required by ASTM, so maybe the stucco plasterers didn’t know to use one with stucco-on-frame walls, or maybe they figured the porous soil offered no resistance to drainage. Who knows? I’d just write it up as defective and recommend getting a stucco specialist.
Even new developments of stucco-on-block houses in Florida have the stucco and cultured stone running right down into the dirt. Speaking of screeds, are you familiar with the Stucco Institute rant? Some good stuff in there from an old time Florida stucco man who, as I recall, became a building inspector.
no I’m not familiar with it, I like all the suggestions of basically keeping it as general as possible on a report.
Efis or stucco…?
Is Having a… control joint …?( cfr picture)between the 1st and second storey of any help to determine if you have stucco or eifs…or its present in both case. I known its present for stucco…not sure about efis. Thks.
I don’t think EIFS when originally created had a control joint. if you think about the misguided idea of EIFS was to supposedly be water tight and a control joint would hinder that. Also the only thing water tight in EIFS is the water that gets inside boundary eifs.
Knock on it, does it sound hollow ? probably eifs
Push on it does it kinda move the whole wall? Eifs
find a hole from some chip, look for and feel for foam backing… eifs
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Ok thanks.
Im also busy studying home inspector course…so back to the bottom of the stucco wall and weep screeds…i understand but might be wrong that weed screeds is only necessary at the bottom and at the junction of foundation wall and exterior wall(.plywood…).
So does it mean that if my foundation wall goes higher there will be no weep screeds at the bottom of the stucco…?
Hard coat stucco, if directly applied or plastered to masonry (which means there no drain plain) does not need a weep screed. If applied to sheathing, it needs to drain. EIFS should never be in contact with soil or hardscapes and should always have a weep screed.
Thks Brian
…but the purpose of weep screed is to direct any moisture that gets absorbed by the stucco…what about the " upper" part of the hard coat stucco applied on sheating, obviously no weep creep up there…?? Where is the moisture going…?
I misspoke. Hard coat will applied directly to the house wrap and does not need to drain. There are two types of EIFS systems, barrier and drainage systems.
The weakness in the EIFS system is that is traps water and holds it against the home (drainage EIFS helps this). The foam backing compounds the issue. A weep screed offers clearance and some drainage but will not cure the big problems that occur around fenestration due to water intrusion.
So, in short, clearance from the ground and roof lines is typically not an issue with hard coat but always is an issue with EIFS.
Thanks Brian.
Sure im gone have more questions later on.
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Here’s a link (with good drawings) to a product designed as the control joint/weep screed that’s required where exterior stuccoed walls transition from one material to another in a flat plane, such as in SW Florida where the first floor exterior walls will be hard coat stucco on concrete block but stucco on wood framing above the first floor and, frequently, with stucco over wood framing over windows with arched heads that are impossibly difficult spaces to fill in with block. Simpson makes a flexible, metal-arch form to handle these windows. I hope you find this useful wherever you work.
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I would like to see that mid wall screed, but never do up here.
Robert, what is that string course between the stone veneer and stucco made of? The weep holes at the base of the stone veneer cavity construction look like they’re dammed up with caulking and there’s no evidence any water drips out from the drainage plane they’re intended to empty, assuming there is such a plane.
Doesn’t the base of the stone veneer require flashing extending beneath the weep holes and back under the house wrap behind the stone? Otherwise, wouldn’t any water in drainage void or coming in from rain continue down the wall and into the back of the EIFS assembly?
Also, that string (or sill/band) course appears to be flat in the photo. The first principle mentioned in Allen’s Architectural Detailing is “Wash,” or “a slope given to to a horizontal surface to drain water away from vulnerable areas of a building. In general every external horizontal surface of a building should have a wash.” I realize you know all this, but wondering, if you agree to calling out a lack of wash on any vulnerable horizontal surface, wherever it exists, and how you might word this in a report.
I am not sure I understand. Could you provide a snipped image of the photograph you are referring to please?
In your top photo (showing from top to bottom) the stone/string course/stucco cladding assembly, it looks like the top of that flat trim is caulked where it meets the stone, and, furthermore, that the stone veneer is inboard of face of the stucco that’s below the string course. This is an inexcusable practice unless there is an effective masonry wash at the transition.
This caulking suggests that whoever repaired that area found or assumed that water was getting inside the wall along the top of that horizontal trim. Also, the diagonal crack emanating from the interior corner of the basement window looks structural in nature and so possibly only indirectly caused by the poor detailing of the exterior cladding.
As far as what that string course is made of, I’m just curious. Otherwise, just my thoughts for what they’re worth.
Metal Flashing. Below EIFS.
Washes on walls are old transitional diverters…