Inspection & Writing Assignment:
This is a picture of a stucco installation that does not have a kick out or diverter flashing installed you can clearly see the staining down the outside of the flue chase below where the flashing should be as well as missing gutter.
Research & Writing Assignment:
I chose the picture of the stucco inspector, as discussed in the course a home inspector should be very careful in describing the limitations and Internachi SOP so that a client understands the limited visual nature of the inspection and that a full stucco inspection should be completed if any doubts arise during the home inspection.
Inspection & Writing Assignment:
This picture found online shows staining on stucco siding. This issue is caused by the lack of a kick out flashing which has allowed the water to run along the gutter and down the wall. This condition also has a high probability of resulting in moisture intrusion behind the stucco.
Research & Writing Assignment:
Tyvek is a material used in many different applications. On homes it is used as a moisture barrier and often found under stucco siding. Tyvek is also used for protective disposable clothing for hazardous environments. When using Tyvek coveralls it is important to ensure the right type of material is used based on the environmental conditions of the work space.
Inspection & Writing Assignment:
In his picture we see the rules of improper water management. There are a number of things wrong that could have caused the water damage behind the hard coat system. First there is no flashing where the stucco and the roof meet. Second a proper kick out flashing was missing. Also, the gutter terminates against the plywood straight creating an unnecessary penetration in the stucco.
Research & Writing Assignment:
Inspecting an exterior finish can be a difficult but important part of the home inspection process. An improperly installed exterior finish can compromise the entire integrity of the home. A key area for an inspector to look at are the intrusions in the exterior finish.
Inspection & Writing Assignment:
Delaminated EIFS is loose and springy; it will
usually ripple when tapped.
Can indicate deteriorated substrate or failed adhesive.
With over 16 years of all types of stucco systems installed and repaired this type of delamination has been seen on many jobs.
As mentioned in the video it’s like a piece of Scotch tape if you pull it off something it will not stick very well again.
With that being said, lack of preparation due to possible Dusty job site or the base coat has been rained on, maybe even moisture mildew in the morning. A good prevention would be a primer (a recommended). As you can see in the photo there is no primer. That is something to keep in mind while you inspect the rest of the home.
Research & Writing Assignment:
What kind of stucco system am I.
There are many clues but it is possible there are multiple systems on one home.
To keep the essay reasonably word limited we will focus on the hard-coat traditional system. Depending on your jurisdiction some requirements might be different. In general the system will have permeable paper or stucco wrap behind the diamond lath or stucco netting. The system will have accessories in certain locations for instance weep screed on the bottom to weep the water out and on roof lines. Casing will be applied round windows and usually where the stucco system ends in vertical (up and down). Commonly a mix of Portland and Mason and sand (fiber, bonding agent) will be plaid over the wire. Backer rod and sealant will be applied where the system ends and meets different building products.
Inspection & Writing Assignment:
This is a picture of a damaged hard coat stucco system. The damaged area shows a diamond lathe, a moisture resistant barrier and a thick layer of hard coat stucco. The damage exposes the interior wall structure to water penetration. The flashing does not protect the stucco system from water intrusion. The flashing is not properly back sealed. It also appears that the flashing does not properly lap at the joint of the two wall surfaces.
Research & Writing Assignment:
The article titled “Kickout Flashing” by Nick Gromicko and Kenton Shepard discusses the purpose of kickout flashing. The article also goes over important aspects inspectors should be looking for in regards to properly installed and signs of damage as the result of improperly installed diverter flashing. Missing kickout or diverter flashing is causes damage to exterior walls due to concentrated water intrusion as a result of rainwater runoff.
Inspection & Writing Assignment:
In this photo you can see the sealant is staying well adhered to the window casing but is showing some detachment from the stucco. The flashing at the bottom is sloped properly for drainage away from the window frame. The window is a non opening sealed window so there are no drainage holes for the casing. I would recommend having the window sealant checked out and sealed back up properly. Due to the cold weather, -36 degrees Celsius no tests of the sealant was done. The sealant appears to be in reasonable condition around the rest of the window, but the detached area should be repaired by a competent professional.
Research & Writing Assignment:
InterNACHI Article: Water Damage and EIFS by Nick Gromicko
This article talks about the importance of doing a detailed inspection of the EIFS system. If all the maintenance was performed regularly and everything was installed according to the manufacturers specification there will likely be little chance that the system is having any issues. But even with small cracks, the system can allow moisture intrusion in critical areas and cause major damage to the wall structure. It is critical to ensure that all areas that are sealed with the sealant, like around windows and doors, stay well sealed. All moisture paths must be able to freely drain any moisture that may have penetrated the system. Problem areas around penetrations need to be closely inspected as well as add-ons. During a home inspection with EIFS taking the time to stop and think about the path that water can take is important. Thermal imaging may be helpful but remembering that you are looking for moisture behind a layer of insulation need to be taken in to account as well. EIFS inspections will require extra time to do a proper inspection, and is a visual only inspection. It is best to be sure to inform your customer of this and recommend that a certified EIFS inspection should be performed even if there appears to be no visual damage.
Research & Writing Assignment:
A synthetic stucco system (EIFS) consists of sheathing (eg. OSB or plywood), then a expanded polystyrene foam is fastened to the sheathing. Over this a fiberglass layer is attached that is embedded in a basecoat. Then a minimum 1/16 inch layer of basecoat is applied before a finish coat is applied.
Inspection & Writing Assignment:
Cracking in the finish coat of this stucco wall cladding can be seen. This is likely to moisture penetration into the wall. Also seen is the lack of sealant between the stucco material and the window. This should be referred to an independent third party EDI certified stucco inspector. Further non-visible damage is possible.
Research & Writing Assignment:
The image selected is that of diverter (kick-out) flashing. Diverter flashing should be installed in all type wall cladding systems but especially stucco systems. Without the kick-out flashing there is a high probability water penetration will occur along the side wall nest to the gutter. These areas should have the kick-out flashing as well as sealant between any dissimilar materials in contact with each other.
Inspection & Writing Assignment:
This is a stucco system that is in combination with vinyl and bricks. When there are different systems that come in contact with each other there has to be caulking at the termination points. This system has proper flashing around the vinyl siding but the caulking was showing signs of wear. A similar condition was noted around the brick and stucco junctions.
Hi -
I am getting ready to take the Advanced Stucco and EIFS training course.
This is my first course on the InterNACHI site and looking forward to getting started.
Thanks
Paul
Inspection & Writing Assignment:
Traditional HCS when properly installed must consist of WRB over sound substrate, wire lathe, base coat, scratch coat and finish coat. All penetrations must be sealed. Flashings installed to divert water off all horizontal surfaces. Stucco must terminate at least 4" above grade. All joints at windows should be kept back to allow for install of backer rod and caulk sealant. Head flashings above windows should allow for moisture drainage in the event moisture gets behind the stucco at some point above. Head Flashing should have end dams. HCS should be inspected and repaired as needed ongoing basis as part of exterior home maintenance.
Research & Writing Assignment:
EIFS when applied to a building exterior where a ledger board is installed requires a three piece flashing system to divert water both over the ledger and then over the EIFS at location under the ledger board. EIFS should terminate 2" above the ledger to allow installation of the decking and still allow for a gap to prevent wicking. Ledger boards should never be installed directly over EIFS. Same applies to railings or other surface mounted structural items. Clear sign of EIFS is compression due to installation over top of EIFS.
Inspection & Writing Assignment:
Inspecting homes with stucco finish can be challenging identifying the type of system. Is it a hard coat surface or synthetic? While this can be challenging, looking at wall penetrations can be a solution such as exterior wall receptacles. This is usually my first choice for identifying the exterior finish.
