Stucco Problems

[kminto (Kevin Minto)]

Hello:

I inspected a 2002 built home with what was thought to be a hardcoat stucco exterior with architectural EPS foam trim pieces like window sills and an exterior baseboard trim piece around the entire home - but I am not 100% sure. What seems confusing is the foundation level image with double foam thickness which may indicate an EIFS with the EPS baseboard trim applied on top? Also observed was baseboard trim separating from the side of house, exposed EPS foam ends and rust bleeding through various wall surfaces and some minor wall cracking. Questions include: Do hairline cracks normally occur on EIFS walls, are exposed EPS foam ends acceptable, what would cause the separation and what would cause the rust bleeding through. Thanks!

Kevin Minto
Northern California

Northern California Home Inspections

[lkage (Larry Kage, CMI)]

@kminto

Hello:

I inspected a 2002 built home with what was thought to be a hardcoat stucco exterior with architectural EPS foam trim pieces like window sills and an exterior baseboard trim piece around the entire home - but I am not 100% sure. What seems confusing is the foundation level image with double foam thickness which may indicate an EIFS with the EPS baseboard trim applied on top? Also observed was baseboard trim separating from the side of house, exposed EPS foam ends and rust bleeding through various wall surfaces and some minor wall cracking. Questions include: Do hairline cracks normally occur on EIFS walls, are exposed EPS foam ends acceptable, what would cause the separation and what would cause the rust bleeding through. Thanks!

Kevin Minto
Northern California
www.SignetHomeInspections.com

Even those of us, in the far north, who don’t see stucco/eifs much, if at all, would refer that out for correction.

And, no, it is not acceptable for the foam to be exposed….not to mention…cracks…trim separating at wall…no slope on horizontal protrusions, etc.

Do yourself a favor and get someone that is familiar with it to look and recommend…refer that out. It will help you AND your client.

[badair (Barry Adair, EIFSTX#39)]

@kminto

Hello:

I inspected a 2002 built home with what was thought to be a hardcoat stucco exterior with architectural EPS foam trim pieces like window sills and an exterior baseboard trim piece around the entire home - but I am not 100% sure. What seems confusing is the foundation level image with double foam thickness which may indicate an EIFS with the EPS baseboard trim applied on top? Also observed was baseboard trim separating from the side of house, exposed EPS foam ends and rust bleeding through various wall surfaces and some minor wall cracking. Questions include: Do hairline cracks normally occur on EIFS walls, are exposed EPS foam ends acceptable, what would cause the separation and what would cause the rust bleeding through. Thanks!

Kevin Minto
Northern California
www.SignetHomeInspections.com

no metallic or vinyl components & no 1/2" or greater coating
it’s eifs
defer inspection & moisture analysis performed by qualified edi/awci specialist

insulated stucco should have all of the commonly seen metallic or vinyl components of regular hard coat or one-coat stucco

[badair (Barry Adair, EIFSTX#39)]

@kminto

Hello:

I inspected a 2002 built home with what was thought to be a hardcoat stucco exterior with architectural EPS foam trim pieces like window sills and an exterior baseboard trim piece around the entire home - but I am not 100% sure. What seems confusing is the foundation level image with double foam thickness which may indicate an EIFS with the EPS baseboard trim applied on top? Also observed was baseboard trim separating from the side of house, exposed EPS foam ends and rust bleeding through various wall surfaces and some minor wall cracking. Questions include: Do hairline cracks normally occur on EIFS walls, are exposed EPS foam ends acceptable, what would cause the separation and what would cause the rust bleeding through. Thanks!

Kevin Minto
Northern California
www.SignetHomeInspections.com

like Larry said defer & try to tag along with the edi or awci specialist

no visible or reported metallic or vinyl components & no 1/2" or greater coating
it’s eifs

an insulated stucco system should have all of the commonly seen metallic or vinyl components of regular hard coat or one-coat stucco

fyi:
quick positive test for conventional stucco if visual leaves uncertain
any & all uncertain of what the cladding is
most moisture meters would produce a false positive from electrical resistance at all locations 3/4" or less from the metal lath & other metallic components

rea or novice surface tapping has gotten more than 1 inspector in a world of hurt