My first florida moisture intrusion inspection

[Carl A. Brown]

If they would install stucco on the block with moisture barrier's and lath like on the wood framed parts of the houses alot of leaks would go away.

[Carl A. Brown]

There were moist areas ABOVE the expansion joints on a wall with NO windows...so water must also be getting in through the stucco itself somehow?

When the go from wood framing to the block they quit putting on moisture barrier's. So as you say the moisture is most likely getting in at or under the control joint's.

[Greg Bell]

The Florida building code states that there should be 6 inches with exceptions. I think number 1 applies for block homes as the stucco is only required to be a 1/4 inch thick.

1403.8

In order to provide for inspection for termite infestation, clearance between exterior wall coverings and final earth grade on the exterior of a building shall not be less than 6 inches (152 mm).
Exceptions:

1. Paint or decorative cementitious finish less than 5 / 8 inch (17.1 mm) thick adhered directly to the masonry foundation sidewall.

2. Access or vehicle ramps which rise to the interior finish floor elevation for the width of such ramps only.

3. A 4-inch (102 mm) inspection space above patio and garage slabs and entry areas.

4. If the patio has been soil treated for termites, the finish elevation may match the building interior finish floor elevations on masonry construction only.

5. Masonry veneers.

[Greg Bell]

A link to the Florida Building Code.

http://ecodes.iccsafe.org/icce/gatew...orida_building

[Shawn Rowe]

Originally Posted by cbrown1

if they would install stucco on the block with moisture barrier's and lath like on the wood framed parts of the houses alot of leaks would go away.

bingo!!!!!!

[Shawn Rowe]

Originally Posted by cbrown1

There were moist areas ABOVE the expansion joints on a wall with NO windows...so water must also be getting in through the stucco itself somehow?

When the go from wood framing to the block they quit putting on moisture barrier's. So as you say the moisture is most likely getting in at or under the control joint's.

When we test, we find water migrating through the block and would pool at the base of the wall at the slab.

[Shawn Rowe]

Matt, Don't rule out the obvious!

I did an eval on a home on Labor Day. Four years ago the owners had moisture up the walls and around the baseboards, staining and mold. The builder came out and repaired the stucco, sealed the stucco, sealed the control joints, added a french drain, sealed the windows, etc....then Fay came through and they had exactly the same problem as four years ago. I checked out the home and found some staining in the fireplace.

Here was the problem.

THE HOME IS 5 YEARS OLD

[Matt T. Batson]

wow, that is pretty bad.
I did go up on the roof, both of the second and partial first floor.
I took some pics of vent pipes that didnt seem to be sealed really well, and recommended repair.

[Matt T. Batson]

Originally Posted by cbrown1

There were moist areas ABOVE the expansion joints on a wall with NO windows...so water must also be getting in through the stucco itself somehow?

When the go from wood framing to the block they quit putting on moisture barrier's. So as you say the moisture is most likely getting in at or under the control joint's.

Actually, after consulting with Shawn, I think I was getting false positives with my GE Aquant meter on the second floor.
See, there should be a metal mesh for the stucco on the second floor only.

This would explain my high readings.

There was nothing in my instruction manual about false positives with metal...so I didnt know.

[Carl A. Brown]

Originally Posted by gbell

The Florida building code states that there should be 6 inches with exceptions. I think number 1 applies for block homes as the stucco is only required to be a 1/4 inch thick.

1403.8

In order to provide for inspection for termite infestation, clearance between exterior wall coverings and final earth grade on the exterior of a building shall not be less than 6 inches (152 mm).
Exceptions:

1. Paint or decorative cementitious finish less than 5 / 8 inch (17.1 mm) thick adhered directly to the masonry foundation sidewall.

2. Access or vehicle ramps which rise to the interior finish floor elevation for the width of such ramps only.

3. A 4-inch (102 mm) inspection space above patio and garage slabs and entry areas.

4. If the patio has been soil treated for termites, the finish elevation may match the building interior finish floor elevations on masonry construction only.

5. Masonry veneers.

Why would they want 5/8" or less stucco on the side of the slab?

When the stucco on all the rest of the house is even thinner.

[Carl A. Brown]

Should there be a void between #1 and the wall that is above it?