Stucco Inspection

Stucco is a reservoir system.  This means that water will penetrate stucco.  Due to stucco’s permeability, adequate flashing and proper installation are paramount.  As you can imagine, if the stucco is installed incorrectly, this moisture can cause big problems. 

Even with newly built homes, we are seeing stucco failure at alarming rates.  Some details, such as weep screeds, expansion joints, head flashings, joints around windows and doors and kick out flashings can be visually inspected as part of your home inspection.  However, many of the important details, such as drainage planes, window and door flashings and moisture barriers are behind the stucco and not visible.  These cannot be inspected without cutting holes in the stucco, and such, this is well beyond the scope of a normal home inspection. 

Spotlight Home Inspections offers additional stucco inspection services.  We are certified and can perform phase one, phase two, and phase three stucco inspections.  We’ll do everything you need to answer that big question… Do I have a problem with my stucco? 

Have questions about your stucco?  Contact Spotlight Home Inspection and get answers. 

Types of Stucco Inspections we perform 

PHASE ONE: Non-Destructive: Involves a visual and electronic subsurface scanning meter inspection of the building exterior surfaces covering but not limited to the following items: 

• Identification of areas of physical damage and/or staining.
• Inspection of window and door frames, sweeps and exposed edges for proper caulking or installation.
• Inspection of penetrations of the building exterior such as hose bibs, electrical meters and fixtures, shutters, etc.
• Inspection of the interior drywall and exposed sheeting.

A phase one stucco inspection is a visual, nondestructive inspection.  However, this will typically lead to phase two or invasive probing.  No other form of visual or infrared scanning will yield the conclusive results of probing.  Tests will be performed to not only determine moisture levels but the condition of the substrate. 

PHASE TWO: Involves tests and analysis that may include the use of moisture reading and special scanners for use on interior and exterior surfaces to determine moisture levels. 

The use of a probe to conduct the Phase Two test procedures involves penetration of the exterior surface by drilling (two ¼ inch holes at each inspection site) and probing, in order to contact the substrate, will result in observable puncture marks in the exterior surface.  Inspector shall fill such probe hole using sealant that complies with ASTM-C920, will not paint but will attempt to match the sealant color to the adjacent wall color. 

PHASE THREE: In the event it is deemed necessary by the Inspector after receipt of the results of Phase One and Phase Two of this inspection and after proper authorization by Owner, inspector will conduct core sampling if required.  This entails cutting the exterior surface away from the substrate (generally no more than 18 inches square).  The resulting square piece is screwed and caulked back into the opining. 

Stucco Inspection Fee structure:

On site $175 per hour.  Typical time per house 3-4 hours.  Plus two hours.  There is a two hour on site (four hours total) minimum.  Additional inspectors if necessary, $100 per hour on site time only. 

Phone consultation $100 per hour. 

Face to face consultations $150 per hour plus expenses if any. 

Forms:
Property Owner’s Authorization for Stucco Inspection (pdf)
Proposal To Do Phase One, Two, and Three Stucco Inspection (pdf)

Contact Spotlight Home Inspection for more information.