# Stucco below grade advice and comments **URL:** \ **Category:** Misc. Discussion\ **Created:** [July 19, 2024, 3:49pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719 "2024-07-19T15:49:42Z")\ **Posts on this page:** 20\ **Page:** 1
**Author:** ![tharosky](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/tharosky/32/254083_2.png) [@tharosky](https://forum.nachi.org/u/tharosky)\ **Post date:** [July 19, 2024, 3:49pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/1 "2024-07-19T15:49:42Z")
Hello again all. I’m purchasing a house and it has stucco below grade. House was built in 1976 and the stucco overall looks like it’s in good condition. Im aware that stucco below grade traps moisture, can’t drain and foundation isn’t visible, which makes it a magnet for termites and other WDI. The house has had previous termite damage and am being told was remediated in 2004 (apparently they were in an exterior door frame) and after that, a termite program was installed into foundation and bait stations were installed. I’m being told that you cannot have a termite service with active termites so I assume they were taken care of. I guess I’m wondering what your alls thoughts are on this matter. Has anyone witnessed extensive damage behind a stucco wall that goes into the ground? My worry is that there might be mold or wood rot on wood framing if I check close to grade behind stucco. Im also wondering if there’s a means for remediation. Figured I have 2 options. 1- Cut the stucco back above grade (AS LONG AS FOUNDATION IS ELEVATED ENOUGH) 2- Replace stucco with brick. Any input would be greatly appreciated. ![IMG_9606](https://global.discourse-cdn.com/internachi/original/4X/1/d/7/1d7ff246478f3fed52d2a0f7a5d82a115e15705a.jpeg) ![IMG_9604](https://global.discourse-cdn.com/internachi/original/4X/a/a/2/aa21b6defd60901cce9f72548abd002aa9d902fe.jpeg) ![IMG_9582](https://global.discourse-cdn.com/internachi/original/4X/b/c/c/bccc60b20e3648cacaa644348b0195e3557b68f5.jpeg) ---
**Author:** ![jjonas](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/jjonas/32/301755_2.png) [@jjonas](https://forum.nachi.org/u/jjonas)\ **Post date:** [July 19, 2024, 4:13pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/2 "2024-07-19T16:13:46Z")
All of your concerns are related to a few basic causes. IMO… don’t be wasting your money without first addressing some basic, inexpensive fixes… The shrubbery is a huge factor with: 1.) Elevated moisture levels that rarely allow the structure to fully dry out, 2.) Organic matter build-up that raises the “soil” level around the perimeter, covering the stucco, The rainwater management system is another huge factor with: 3.) Damaged/leaking downspout(s), 4.) Lack of downspout extensions diverting rainwater to beyond the shrubbery root system, 5.) Damaged gutters at fascia (overflowing), may have rotting fascia allowing fasteners to ‘pull-out’. There are likely many more concerns that need addressed that should be corrected prior to any major modifications to the home. ![image](https://global.discourse-cdn.com/internachi/original/4X/c/7/c/c7caca48df2bfa31a33f2aabce0cb633310b3fe8.jpeg) . ![image](https://global.discourse-cdn.com/internachi/original/4X/0/1/1/011283d752264dd158c20f8ecefba0a128b70c5f.jpeg) . ![2024-07-19_111926](https://global.discourse-cdn.com/internachi/original/4X/0/d/3/0d31bcd677e522ce9a0c0d39beb2e85b336ec030.jpeg) ---
**Author:** ![ddagostino](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/ddagostino/32/60136_2.png) [@ddagostino](https://forum.nachi.org/u/ddagostino)\ **Post date:** [July 19, 2024, 4:27pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/3 "2024-07-19T16:27:07Z")
Where are you located, and what type of wall construction is it (block, frame)? ---
**Author:** ![mbazzo](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/mbazzo/32/57038_2.png) [@mbazzo](https://forum.nachi.org/u/mbazzo)\ **Post date:** [July 19, 2024, 4:28pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/4 "2024-07-19T16:28:06Z")
That’s exactly my question. If its block construction covered with stucco, there is no issue. ---
**Author:** ![mroberts21](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/mroberts21/32/285622_2.png) [@mroberts21](https://forum.nachi.org/u/mroberts21)\ **Post date:** [July 19, 2024, 4:31pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/5 "2024-07-19T16:31:05Z")
> [@mbazzo](#): > > If its block construction covered with stucco, there is no issue. Agreed. I also think the shrubs need pulled back a bit, it wouldn’t hurt to extend those leaders out another 18 inches as well. Looks like he’s in Florida somewhere, and built in 1976, he’s probably within 10 miles of a coast with that type of a house. ---
**Author:** ![bcawhern1](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/bcawhern1/32/408713_2.png) [@bcawhern1](https://forum.nachi.org/u/bcawhern1)\ **Post date:** [July 19, 2024, 5:02pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/6 "2024-07-19T17:02:14Z")
As a home inspector, you already know the risks. You could follow your own advice and hire a stucco professional for an evaluation during your due diligence period. Combined with this evaluation, your knowledge will allow you to make an informed decision. ---
**Author:** ![dhorton2](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/dhorton2/32/178593_2.png) [@dhorton2](https://forum.nachi.org/u/dhorton2)\ **Post date:** [July 19, 2024, 5:41pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/7 "2024-07-19T17:41:32Z")
Based on the photo of the window, it looks like block construction, which would not be an issue. ---
**Author:** ![jjonas](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/jjonas/32/301755_2.png) [@jjonas](https://forum.nachi.org/u/jjonas)\ **Post date:** [July 19, 2024, 5:49pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/8 "2024-07-19T17:49:32Z")
> [@dhorton2](#): > > it looks like block construction, which would not be an issue. So you’re saying that masonry is not permeable, and there is zero concern for moisture intrusion? ---
**Author:** ![dhorton2](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/dhorton2/32/178593_2.png) [@dhorton2](https://forum.nachi.org/u/dhorton2)\ **Post date:** [July 19, 2024, 6:01pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/9 "2024-07-19T18:01:10Z")
> [@jjonas](#): > > So you’re saying that masonry is not permeable, and there is zero concern for moisture intrusion? No, there is still a concern, and the interior should be inspected for staining. I dont know where OP is located, but in my area, 90% of the homes I inspect are block on monoslab (with elevated footing), and then the “stucco” which is just a concrete hard coat is finished over the footing to grade. Surprisingly, no waterproofing is done either, other than the 6 mil plastic under the slab. Also, about half the homes here do not have gutters, (not required), and I rarely see issues with moisture intrusion. If I do, its usually due to cracked block ---
**Author:** ![sfetty](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/sfetty/32/331195_2.png) [@sfetty](https://forum.nachi.org/u/sfetty)\ **Post date:** [July 19, 2024, 7:48pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/10 "2024-07-19T19:48:05Z")
I’ve seen moisture wicking soak entire walls on masonry construction. Also large areas of flooring that became damaged from wicking with masonry/stucco below grade. ---
**Author:** ![dhorton2](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/dhorton2/32/178593_2.png) [@dhorton2](https://forum.nachi.org/u/dhorton2)\ **Post date:** [July 19, 2024, 7:52pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/11 "2024-07-19T19:52:59Z")
I have too, which is always a concern, and should be checked for. However, my response was to point out that it is not an automatic defect to see it done on block homes, as you know as well, being in FL ---
**Author:** ![mroberts21](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/mroberts21/32/285622_2.png) [@mroberts21](https://forum.nachi.org/u/mroberts21)\ **Post date:** [July 19, 2024, 7:53pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/12 "2024-07-19T19:53:27Z")
> [@dhorton2](#): > > Also, about half the homes here do not have gutters, (not required), and I rarely see issues with moisture intrusion. If I do, its usually due to cracked block Same here. The only moisture intrusion I’ve seen was damaged roofing and a chimney that was added on afterwards and flashed improperly. No moisture issue from the Block and Stucco or slab bits. ---
**Author:** ![tharosky](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/tharosky/32/254083_2.png) [@tharosky](https://forum.nachi.org/u/tharosky)\ **Post date:** [July 20, 2024, 12:42pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/13 "2024-07-20T12:42:26Z")
It’s frame and located in NW Florida. ---
**Author:** ![tharosky](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/tharosky/32/254083_2.png) [@tharosky](https://forum.nachi.org/u/tharosky)\ **Post date:** [July 20, 2024, 12:44pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/14 "2024-07-20T12:44:33Z")
I am located within 10 miles of the gulf. Very nice buddy. It’s wood frame and that is my worry. Don’t know how I forgot to put that in post. ---
**Author:** ![tharosky](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/tharosky/32/254083_2.png) [@tharosky](https://forum.nachi.org/u/tharosky)\ **Post date:** [July 20, 2024, 12:45pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/15 "2024-07-20T12:45:45Z")
Wood frame bud, not cb stucco. ---
**Author:** ![tharosky](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/tharosky/32/254083_2.png) [@tharosky](https://forum.nachi.org/u/tharosky)\ **Post date:** [July 20, 2024, 12:48pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/16 "2024-07-20T12:48:40Z")
I was told that if I buy a wood framed house with stucco siding w/o doing a moisture test for the walls, then I’m an idiot! If you buy a house with stucco and it’s not on cb, it’s the most important inspection you can do. ---
**Author:** ![mroberts21](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/mroberts21/32/285622_2.png) [@mroberts21](https://forum.nachi.org/u/mroberts21)\ **Post date:** [July 20, 2024, 12:50pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/17 "2024-07-20T12:50:08Z")
> [@tharosky](#): > > I am located within 10 miles of the gulf. Very nice buddy. It’s wood frame and that is my worry. Don’t know how I forgot to put that in post. Ok, wood frame is a different animal. Wood frame means you really need to be cautious. As to your location, I’ve just found that the houses built before 1980 or so, well inland tend to be farm type houses on Orange groves or horse ranches(or square blocks with a shed roof). The coast ones tend to be Spanish looking and such. Just a generality, not always true. ---
**Author:** ![tharosky](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/tharosky/32/254083_2.png) [@tharosky](https://forum.nachi.org/u/tharosky)\ **Post date:** [July 20, 2024, 12:55pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/18 "2024-07-20T12:55:38Z")
How can you tell from the window bud? I known with solid masonry the window might not be flush with the wall. These windows are flush. The frame is flush with the stucco siding. ---
**Author:** ![lhenderson2](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/lhenderson2/32/58205_2.png) [@lhenderson2](https://forum.nachi.org/u/lhenderson2)\ **Post date:** [July 20, 2024, 1:06pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/19 "2024-07-20T13:06:50Z")
> [@mroberts21](#): > > Ok, wood frame is a different animal. Wood frame means you really need to be cautious. That is definitely a different animal. Many things wrong there. Stucco finish should be at least six inches above grade and mulch. Moisture wicking is a huge concern and likely has happened. If you were in the desert southwest, this would still be a concern, but far less. But in wet Florida, that raises a red flag. ---
**Author:** ![mroberts21](https://sea2.discourse-cdn.com/internachi/user_avatar/forum.nachi.org/mroberts21/32/285622_2.png) [@mroberts21](https://forum.nachi.org/u/mroberts21)\ **Post date:** [July 20, 2024, 1:12pm UTC](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719/20 "2024-07-20T13:12:31Z")
> [@lhenderson2](#): > > Stucco finish should be at least six inches above grade and mulch. I would be concerned about termites as well. Termites need moisture and food. Below grade stucco on framing means both. [Next page](https://forum.nachi.org/t/stucco-below-grade-advice-and-comments/244719.md?page=2)