Help With Stucco

(Dan Bowers, CMI, ACI) #1

I was asked something today by a buyer that left me looking for the reference for 2 issues.

House was built in about 1999. Hardcoat Stucco

#1 … As Inspectors we quite frequently are told that for something to meet code it basically has to meet the manufacturers specifications & guidelines.

#2 … The actual word KICKOUT FLASHING was not used in code books until just the last few years, BUT manufacturer specifications and guidelines have called for these for MANY years.

Today I had a buyer ask me where #1 is found in the code books AND for #2 did I have anything showing a reference OR manufacturers guidelines or installation specs from about 20 yrs ago.

Think hes arguing things with seller.

I could not find the info … ANYBODY got either #1 or #2

(Joe Funderburk, CMI) #2

You probably won’t find the word “kick-out” in any code. But you should find general flashing codes for as long as there have been codes.

From the 2006 IRC

EXTERIOR COVERING
R703.1 General. Exterior walls shall provide the building
with a weather-resistant exterior wall envelope. The exterior
wall envelope shall include flashing as described in Section
R703.8. The exterior wall envelope shall be designed and
constructed in a manner that prevents the accumulation of
water within the wall assembly
by providing a water-resistant
barrier behind the exterior veneer as required by Section
R703.2. and a means of draining water that enters the assembly
to the exterior. Protection against condensation in the
exterior wall assembly shall be provided in accordance with
Chapter 11 of this code.

R703.8 Flashing. Approved corrosion-resistant flashing shall
be applied shingle-fashion in such a manner to prevent entry of
water into thewall cavity or penetration ofwater to the building
structural framing components. The flashing shall extend to the
surface of the exterior wall finish. Approved corrosion-resistant
flashings shall be installed at all of the following locations:

  1. Exterior window and door openings. Flashing at exterior
    window and door openings shall extend to the surface of
    the exterior wall finish or to the water-resistive barrier
    for subsequent drainage.
  2. At the intersection of chimneys or other masonry construction
    with frame or stucco walls, with projecting lips
    on both sides under stucco copings.
  3. Under and at the ends of masonry, wood or metal copings
    and sills.
  4. Continuously above all projecting wood trim.
  5. Where exterior porches, decks or stairs attach to a wall or
    floor assembly of wood-frame construction.
    6. At wall and roof intersections.
  6. At built-in gutters.
(Randy Mayo, P.E.) #3

Dan,

#1 As I read the code 2000 IRC is not technically correct. See Section R102.4. Basically, if there is a conflict between the code And the manufacturer’s instructions then the manufacturer’s instructions apply.

I don’t have the older CABO code, but look under R102.4 should be the same.

(Barry Adair, TREC#4563 EIFSTX#39) #4

reason you can’t find is kickout isn’t used in any code available

when i encounter reality nonsense beyond what i’ve reported
buyer & seller need to grow up & be adults
agents need to do their job
or everyone can part ways
regardless of what was is irrelevant
all that matters is what is & who is or isn’t willing to negotiate what

nmj to facilitate the sale

(Dan Bowers, CMI, ACI) #5

Thanks Randy

(Barry Adair, TREC#4563 EIFSTX#39) #6

Randy has it

Section R102 Applicability
R102.1 General
Where there is a conflict between a general requirement and a specific requirement, the specific requirement shall be applicable. Where, in any specific case, different sections of this code specify different materials, methods of construction or other requirements, the most restrictive shall govern.

flashings chapter 7
“kickout” is a mfr-inspector term afaikt & does not appear in the code
chapter 9 locations does infer
time for the cmi’s & ex-codie to crack the books

all that is relevant are any damages & deficiencies
my clients get reminded of Ben Franklin’s quote
“The bitterness of poor quality remains long after the sweetness of low price is forgotten.”