I tried to help this guy

[Carl A. Brown]

Is the builder still building near by?

[Scott Gilligan, CMI]

It looks like the stucco finish is terminating at grade level in the pictures from what I am seeing. Are there weep screens installed? I know it's not what is causing the problem, but thought I would mention it since I see that nobody else brought it up.

[acox]

I don't see weep screens. And, yes, this is a Mercedes Home. They are all over around here. Interesting that I can pull up the CO for the home and see all the contractors listed. And the Electrical Contractor has a license status REVOKED!
Anyway, yes the builder has moved on to another subdivision.

[Carl A. Brown]

Do yourself a favor and go look at a few in different stages. It will help you alot in the future.

If you can take some pictures.

[mreusch]

Originally Posted by acox

I got a call yesterday from this guy, saying his house had leaks and asked if I would locate the source. I went to try and do that, but was not able to help much.
This is a 2002 house, he is the original owner. Roof is good, without apparent leaks. No gutters or downspouts.
It is concrete block construction with stucco.
Apparently, since Hurricane Charley in 2004, water has gently seeped out of the walls at the baseboards on the South and East walls. With heavier rain, faster seepage. It's gotten worse in the last 3 months,and with TS Fay, the water actually formed a "river" in his living room. I also found a water stain about 6-8 feet up on the inside of the East wall, with 20-25% moisture according to my meter.
The stucco shows the outline of the concrete blocks, with fine cracks.
He asked for advice. I wanted to get some ideas to tell him. I did advise him to get an IR scan of the problem, so he would be better informed.
Any ideas?

Well I am not an expert in this area but I do believe that the stucco should not be to grade. I know that in Charleston SC they had an EIFS and stucco issue with it being installed down to the grade and water wicking up behind it. It looks to me like this may be happening here as well especially if the moisture readings up high are within spec but down low are elevated.

[acox]

I know that is a problem - with the stucco to grade. In fact, I dug down with my hand, trying to feel the bottom, so it may be well below grade! That may contribute, but I don't think that's the only problem. It may be a combination of:
At or Below grade
No gutters/downspouts to channel water away
thin stucco and paint. (That has been a problem around here for some contractors)
maybe even some hidden cracks,
etc, etc, etc.
That's why I felt he should have an IR scan done to try and pinpoint where the moisture is, and what's behind the walls.

I appreciate the help, thanks.

[Greg Bell]

Stucco below grade is not a problem on a block home. The problem is that the contractor used the cheapest painter that he could find. The house needs to be resealed with an elastomeric paint and re caulk around all of the openings IMHO. Most home owners don't perform the required maintenance that is needed to protect their investment. My home was built in 2002 and we just repainted it this year because of all the hairline cracks that had formed.

[Greg Bell]

I very rarely find a weep screed on a block home.

[Carl A. Brown]

Weepscreed on block walls with no moisture barrier only serves as a place to kill the stucco, same as caseingbead/66/stop. imo

I am not sure they make a 1/4" weepscreed for stucco in florida as thin as most of it is that I have seen.

[Carl A. Brown]

http://amico-lath.com/lath/foundation_weep_screed.htm

[Barry Adair]

No need for IR, you've already confirmed water entry, waste of money, imo

1. All IR can do now is visibly map the extent of damage which appears to be throughout due to the items below, this could also have been done with your MM and painters tape outlining the elevated reading areas
2. Appears the block mortar bond never occurred or is in the process of failure, bet if you probed it would crumble, not enough cement
3. "Stucco" was not applied correctly to a proper thickness during original construction nor was the water barrier or finish coat
4. Stucco and block failure is allowing water entry, holding and transferring moisture
5. Agree with Carl that offset is problematic...along with the widow install with horizontal sill...how is that sill treated???
6. This guy needs a qualified block installer and then a stucco contractor familiar with moisture proofing to properly remediate and an attorney to take the builder to task, I'd contact the shark first

Looking at this builders work on other projects may assist with exactly what stages the number of failures occurred
hth

[Barry Adair]

Originally Posted by cbrown1

I am not sure they make a 1/4" weepscreed for stucco in florida as thin as most of it is that I have seen.

Good one!
Nationwide from what I've seen, ouch

[Carl A. Brown]

Barry,

What are you doin up so early?

[Carl A. Brown]

Originally Posted by badair

Good one!
Nationwide from what I've seen, ouch

And with the moisture barrier and flashing problems! O-Boy

[Barry Adair]

Originally Posted by cbrown1

Barry,

What are you doin up so early?

Same as you, waiting on Marcel and the donuts