Stucco Moisture Intrusion Survey

If you have a new or old stucco home, EBI can survey the building for moisture intrusion. Using state of the art moisture detection technology – we can determine relative moisture levels below the stucco surface. Our survey can detect flaws in building details that could lead to moisture intrusion.

WATER + WOOD = DISASTER

The combination of water and wood commonly leads to wood decay and termite activity which can result in costly structural damage. Even when spared structural problems, dangerous mold can be a threat.

NEW STUCCO versus OLD STUCCO

NEW stucco systems are commonly called Exterior Insulation and Finish System [EIFS] or Acrylic stucco or even Dryvit (the name of a leading stucco manufacturer). The system is generally made up of Styrofoam insulation, fiberglass mesh, a base coat and a finish coat of acrylic stucco.

Why the problems associated with NEW STUCCO? Most of the times, it is a result of shoddy construction and poor design details. For many years, it was a common practice to eliminate a vapor barrier (i.e. tar paper, Tyvex) and glue the Styrofoam insulation directly to the plywood. In fact, this poor installation practice is still being performed on some new installations. Eliminating the vapor barrier from a wood structure can have destructive consequences.

Another major problem with these acrylic stucco systems is that they are designed to stop water at the outer surface of the stucco and once there is a breach (i.e. crack, failed caulk joint, etc.) that allows water behind the stucco, the water becomes trapped within the wall. It has been well documented that this has led to mold and decay of many wood structures.

Recognizing that it is nearly impossible to rely on a perfect outer stucco surface, manufactures’ have responded by implementing stricter installation guidelines that promotes drainage behind the stucco. They have also established better joint details around windows, at floor lines, at roof and balcony intersections, and at the base of the stucco system. These new guidelines are often ignored however by non-qualified contractors.

OLD stucco systems have been around for centuries. Old stucco systems are made up of wire lath and three coats of Portland based cement. Generally speaking with older stucco systems, the cement is brittle and hair line cracks develop. Cracks in stucco are as common as cracks on concrete sidewalks and driveways. Also, the Portland based stucco systems are considerably more porous than the NEW EIFS stucco systems. Moisture permeating through cracks or through the stucco surface itself can attack and damage the wood structure itself.

INSPECTION -> DETECTION

Surveying the house for cracks combined with moisture probes and water absorption tests can often identify a problem condition before it progresses to structural problems. Simple remedies may be all that is needed to protect your stucco faced home.

Contact us to schedule your stucco moisture survey today!