Hard Coat Stucco on Block Concerns

[Alexander_Smith]

Good Afternoon All,
We have concerns about this Florida home we are looking to purchase. I understand that most of the cracks (shown in photo’s) are probably minor and worst case they allowed water to get inside. The one’s we are most concerned about are above the front door where it is stucco over wire and wood. Could someone give some advice please? And yes we will be hiring a home inspector to check these issue’s out if we make an offer. Thank you for your advice!

[ddagostino (Dominic DAgostino, CMI HI3957)]

I think Meeker installed that stucco…

[kleonard (Kevin Leonard, CPI/CMI)]

@Alexander_Smith

Good Afternoon All,
We have concerns about this Florida home we are looking to purchase. I understand that most of the cracks (shown in photo’s) are probably minor and worst case they allowed water to get inside. The one’s we are most concerned about are above the front door where it is stucco over wire and wood. Could someone give some advice please? And yes we will be hiring a home inspector to check these issue’s out if we make an offer. Thank you for your advice!

Make sure whoever you hire is EIFS Certified.

[ddagostino (Dominic DAgostino, CMI HI3957)]

@kleonard

Make sure whoever you hire is EIFS Certified.

Why?, it’s hard coat stucco, mostly on CMU walls.

[ldapkus (Linas Dapkus, CMI)]

@kleonard

Make sure whoever you hire is EIFS Certified.

OMG Mo.
That’s stucco not EIFS.

[kleonard (Kevin Leonard, CPI/CMI)]

Pay no attention to the person from Illinois as he constantly proves himself to be incompetent, and if he continues to post, he will also make it obvious that he has a mental deficiency.

Here is some information on EIFS.

Do I Have Stucco or EIFS?

Most of the homeowners Stark & Stark represents in EIFS damage cases first informed us that they thought their homes were clad in traditional stucco. This widespread misunderstanding stems mostly from continuing failure by builders and real estate agents to disclose that the builder used “synthetic” stucco, or EIFS, and not traditional “hard-coat” stucco. But, there’s also a simpler and less sinister reason - most people don’t know what to look for.

What’s The Difference Between EIFS and Traditional Stucco?

Materials

A traditional hard-coat stucco exterior system is extremely strong and durable because it essentially covers your home with a layer of rock. Cement stucco is made of sand, a small quantity of lime, Portland cement and water. Basically, it is a fine-grained concrete that is attached to your house using a waterproof barrier paper, galvanized wire mesh and metal flashings (devices that channel water to the exterior of a wall). The stucco’s facade is meant to be a primary barrier, but a secondary or “concealed” barrier directs any water that gets behind the facade to the exterior. This creates a dual barrier to wind-driven rain, snow and ice. Barrier EIFS on the other hand, uses a multi-layer “synthetic” stucco that is much softer than traditional stucco.

“Breathability”

While it has the appearance of stucco and is installed similarly, EIFS has some very different properties. One of the most important differences is that barrier EIFS will not allow water to pass back through its coating in vapor form once moisture gets behind the system. By contrast, traditional stucco is a porous material which will permit moisture to move both in and out of the wall cavity.

Installation

Barrier EIFS is comprised of a base coat and finish coat applied over an EPS board that is attached directly to the sheathing using fasteners or an adhesive. The system provides no avenue for water to drain out once it penetrates behind the EPS board. Traditional stucco, on the other hand, is applied over a wire mesh, and installed with standoffs that allow space behind the stucco for “weeping” of water. No EPS or Styrofoam board is used in a traditional stucco exterior.

EIFS or traditional stucco?

There are a few simple tests that any homeowner can perform to determine whether he or she has EIFS or traditional stucco.

The Knock Test

Go outside and knock on an outer “stucco” wall of your home. If it sounds hollow, there is a good chance you have EIFS. If it feels like you are knocking on a brick wall, it is more likely that you are knocking on traditional “hard-coat” stucco.

The Gap Test

Put your hand under the bottom edge of the cladding near the foundation, assuming that is possible (another common installation error occurs when the EIFS is installed below grade, making this test difficult if not impossible). If you can feel that the cladding comes out away from the foundation 3/4 of an inch or more, chances are you have an EIFS cladding. This is because the EPS board used in EIFS makes the system extend farther away from the wall than a traditional stucco system.

The Penetration Test

Inspect some of the penetrations in the stucco. Since most installers of EIFS do not create the proper joints around penetrations such as light fixtures, gutter straps, or doorbell/intercom devices, remove these items and check for the telltale foam board used in EIFS. If you see the Styrofoam-like board, you have EIFS. Traditional stucco exteriors do not use this element.

Still Not Sure?

If you still are not sure what type of cladding you have, or you have any other questions, you should contact a certified EIFS inspector or a qualified engineer.

[ldapkus (Linas Dapkus, CMI)]

Hey Mo,
Read the thread title: **Hard Coat Stucco on Block Concerns
It’s hard.
Just like Mo likes it.
**

[Alexander_Smith]

So to clarify it is stucco on Block (Florida Home and typically the only way they do it down here). Can someone give some preliminary advice as to how serious of a problem there may be with the stucco over wood, paper and wire. If you look closely at one picture you can see that it appears to have bulged out. Also the picture with the rust stain running down by the front door appears to be where water has gotten behind the stucco and is rusting the wire lath behind and coming out of a pin hole and running down. Thank you any and all help/advice. Anyone who could point out a qualified inspector for this type of issue in Central Florida would be appreciated.

[badair (Barry Adair, EIFSTX#39)]

google edi or awci stucco inspector
either site has certified inspectors
certification means absolutely nothing
carefully vet your inspector(s)

[ldapkus (Linas Dapkus, CMI)]

@Alexander_Smith

So to clarify it is stucco on Block (Florida Home and typically the only way they do it down here). Can someone give some preliminary advice as to how serious of a problem there may be with the stucco over wood, paper and wire. If you look closely at one picture you can see that it appears to have bulged out. Also the picture with the rust stain running down by the front door appears to be where water has gotten behind the stucco and is rusting the wire lath behind and coming out of a pin hole and running down. Thank you any and all help/advice. Anyone who could point out a qualified inspector for this type of issue in Central Florida would be appreciated.

Contact NACHI member Mike Meeker.
He is a former stucco contractor.
http://www.meekerindustries.com/#!blank/csnl

[jshishilla (John Shishilla)]

@Alexander_Smith

So to clarify it is stucco on Block (Florida Home and typically the only way they do it down here). Can someone give some preliminary advice as to how serious of a problem there may be with the stucco over wood, paper and wire. If you look closely at one picture you can see that it appears to have bulged out. Also the picture with the rust stain running down by the front door appears to be where water has gotten behind the stucco and is rusting the wire lath behind and coming out of a pin hole and running down. Thank you any and all help/advice. Anyone who could point out a qualified inspector for this type of issue in Central Florida would be appreciated.

Alexander, in most cases the stucco needs to properly sealed to prevent the issues you are having. It appears that water has penetrated the stucco, which proper caulking and painting could have prevented. The bulging stucco is separating from the wood and will need to be cut out and redone. It looks as the house needed to be painted years ago.

[frotte (Frank Rotte)]

It’s a sad case of deferred maintenance. Caulking and paint would have prevented this.

[relliott (Rick Elliott)]

Alex, I’ve built a multitude of homes in Florida ranging from piling homes, custom residential CMU and wood frame and everything in between. Contact me through my website and I will give you some honest advice on what you are encountering, By the way, I’m a certified building contractor in Florida and California.

WestWatch.net

[jferrante1 (Jeanet B. Ferrante, HI8739)]

I agree with John and Frank. I don’t know where in Florida this home is located, but I service the Marion, Alachua, and Levy county area. I have a professional engineer who can look at the structure to help determine the extent of the structural damage. Also, we utilize Infrared and moisture meters.

[Shawn_Presto]

I have yet to inspect a Florida CBS home where some sort of shrinkage cracking isn’t present. Stucco is a very tricky substance to mix, and if it’s installed too wet or even too dry it’s going to end up with some cracks. Also, with slab-on-grade foundations being the norm, even slight settling will cause some minor stucco cracks. When I see cracks around windows or doors like in the photos, it’s usually due to improper drainage from the roof because there is no gutter system installed. There is a minimal eave overhang, or no eave at all, and water just runs from the roof right down the side of the house. Not only does this allow water to intrude around windows, but it also allows the water to pool near the foundation. A gutter system and downspout extensions will help tremendously with both of these problems.