hard coat stucco inspection report

HARD COAT STUCCO INSPECTION REPORT
Report Prepared For: Our Client
Inspection Address: 1234 Any Drive
Anytown, Pennsylvania 00000
Inspected By: Pete Ciliberto, Certified Inspector
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TABLE OF CONTENTS
1. Table of Contents
2. Introduction
A. Purpose of this inspection
B. Scope of this inspection
C. Limitations of Liability
D. Further Testing
E. Repair Follow-up and Annual Inspections
3. Project Information
4. Stucco Evaluation Summary
5. General Observations
6. Your Moisture Inspection

Report Terminology

Building Elevations

Grid Elevations & Location Specific Observations
7. Industry Standard Installation Details
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INTRODUCTION
A. PURPOSE: The purpose of an independent third party moisture inspection is to give an unbiased opinion as to the condition of
the system as applied on the home as well as to help assess the condition of the stucco system by looking for visible installation
flaws, inadequate water diversion, sealant failures and to conduct moisture readings using electronic moisture scanning devices.
Please note that the provision of a scope of work and or estimates for remedial repairs is not the purpose of this inspection.
Competitive estimates for repairs should be obtained from at least three qualified contractors.
Further investigation may be needed to determine the extent of water damage, if any, and how best to modify your home to address
any moisture problems that may be indicated by this inspection.
B. SCOPE OF INSPECTION: This is a stucco inspection limited to the following:

A visual examination of the condition of the stucco system, exterior sealants, flashings, windows, doors, roof-to-stucco
transitions, parapets, gutters, deck-to-building connections, stucco terminations and any penetrations through the stucco
system.

Conducting of electronic moisture scanning of the building envelope per Exterior Design Institute protocol.

Preparing a report of our observations of potential problem areas and recording any high readings found. The readings
provided in the report are accurate indicators of the presence of retained moisture at the surface of the substrate or
framing wood in the area tested at that given moment in time. These readings are not represented to be the absolute
moisture content of the full thickness of the substrate or framing wood. The inspection provides information on specific
areas of problems and defects. Moisture content in wood of 19% or more over a sustained period of time can cause wood
and other organic materials to deteriorate. In any areas repaired, the areas should be opened in a progressive manner until
clean dry materials are found.
Any damaged areas can then be dried and repaired. During the course of repairs we strongly recommend the use of a high
quality moisture cure silicone with a low modulus of elasticity in addition to the installation of appropriate flashing details.

The report only reports on the condition of the structure at the specific locations indicated. Locations are determined by
the inspector according to probable areas of possible moisture intrusion and in accordance with The Exterior Design
Institute protocol. No judgment is intended or given for any areas not reported on. This report is not a structural
engineering inspection report.
C. LIMITATIONS OF LIABILITY: Because this is a limited inspection, we can make no guarantee, express or implied, that our
observations and random moisture readings offer conclusive evidence that no installation or moisture problems exist, or that
problems found are all-inclusive. This inspection company, its employees and any divisions shall not be liable for non-visual defects,
unseen defects, unspecified defects or hidden damage and conditions existing on the subject property and hereby disclaims any
liability or responsibility thereof. All parties concerned agree to hold harmless and indemnify this inspection company involving any
liabilities that may result.
D. FURTHER TESTING / INVESTIGATION: Our policy is to rely on moisture meter readings as an indicator of relative moisture
values between different test spots, not as an absolute value of water content in the substrate. It is difficult to determine if the
structural wood of your home has been damaged in areas of high readings without 'probing' and/or removing a core sample of the
stucco to allow for visual inspection. Should we feel that further investigation is needed this will be indicated. Additional charges will
apply.
E. REPAIR FOLLOW-UP AND ANNUAL INSPECTIONS: A repair follow-up inspection should be conducted within three months
after completion of the repairs to assess the effectiveness of the moisture modifications & repairs. This is extremely important. BiAnnual inspections should also be scheduled to ensure that the stucco system remains dry. This way any sealant failures, stucco
cracks, etc. can be caught and repaired promptly. Testing and maintaining the home on a regular basis is the best way to prevent
costly repairs associated with moisture damage.
This report is prepared exclusively for our clients. Reproduction and/or distribution is prohibited without our authorization.
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PROJECT INFORMATION
CLIENT INFORMATION
Prepared for
INSPECTION INFORMATION
Our Client
Date of Inspection
7/15/2013
Address
Humidity
65%
Address
Temperature
91 degrees
City, State, Zip
Weather Conditions
Clear
Phone
Probe Benchmark
6.1
Cell Phone
Inspection Address
E-Mail
Inspection City, State, Zip
BUILDING INFORMATION
Type of Exterior
Hard Coat Stucco
Deck Headers
Bolted Through Surface
Substrate (if known)
OSB
Other Exterior Coverings
Stone
Type of System
Barrier
Type of Window Sills
Enclosed Drain Pan / Wood
Age of Property
19 years
Window Construction
Wood / Clad Aluminum
Stories
2
Window Type
Double Hung & Casement
Foundation
Basement
Chimney Construction
Wood Frame & Masonry
House Faces
East
Nominal Thickness Hard Coat
¾”
Square Footage
6000
Expansion Joints
None Installed
Garage
Attached 3 Car
Weep Screed - Hard Coat
None Installed
Site Grade
Sloping
Control Joints - EIFS
N/A
Inspection Test Equipment
Test Range
Test Equipment Description
Low
Medium
High
A
Tramex Moisture Encounter ( Interior )
10 to 12
13 to 18
19 to 25
B
Tramex Wet Wall Detector (Exterior)
10 to 20
21 to 50
51 to 100
C
Delmorst Moisture Probe Meter ( Exterior Hard Coat )
10 to 21
22 to 25
26 to 40
D
Delmorst Moisture Probe Meter ( Exterior EIFS )
10 to 19
20 to 25
26 to 40
E
Structural Resistance Tester (SRT)
>44 = Pass
<43 = Fail
Important Note: The test equipment is used to help locate problem areas. It must be understood that the test equipment is not an exact
science but rather good tools used as indicators of possible problems. At times, because of hidden construction within the wall cavity, the
meters get false readings or no readings at all. Some meters will pick up on metals, wiring, unique wall finishes, etc. Positive readings do not
always mean there is a problem, nor do negative readings necessarily mean there is not a problem. We do not use the equipment to obtain
exact moisture content, but rather to obtain relative readings between suspected problem areas and non-problem areas. This information
is then used to help determine potential problem areas which may warrant more investigation.
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STUCCO EVALUATION SUMMARY
From: Real Estate Inspections
Pete Ciliberto, Certified Inspector
675 Featherbed Lane
Garnet Valley, PA 19060
Re:
Stucco Evaluation
Dear Client,
Please find attached the inspection report concerning the stucco system as applied on the above home. The report is an
overview of the system as applied on the home and the compliance with the International Residential Code (IRC) and
manufacturers recommended methods of installation. Please refer to the report for specific moisture levels and the
condition of the probe sites.
During the course of the inspection it was noted that a number of details were not installed at the time of construction.
They are as follows:

No weep screed is installed at the base of the system.

No expansion joints are installed.

No kickout flashings are installed

No caulking has been installed for utility penetrations, fixtures, and fittings.
The general condition of the stucco appears to be fairly thin with numerous cracks throughout the system. The ASTM
required thickness is 7/8th of an inch. This application ranges at around 1/2”. It was also noted that many of the details
that are required for the application are missing. They are noted above.
Elevated moisture levels were found at the base of the system on the Eastern side of the Garage. A clogged gutter has
resulted in heavier than normal rainwater amounts collecting on the ground adjacent to the foundation at this area.
Because no weep screed was installed at the base of the system, moisture has wicked into the stucco system causing
higher moisture levels. This area will need to be stripped for repair.
Additionally, slightly elevated moisture levels moisture levels (13.0 – 16.0) were found at the intersection of the stucco
system and the roof lines (kickout locations). While the moisture levels indicate that there is currently no substructure
deterioration, this indicates that the system is taking on moisture due to the lack of kickout flashing. The primary and
secondary kickout flashings are missing. Primary and secondary kickout flashing must be installed at all locations.
The weep screed flashings are also missing. They are required to allow for the exit of incidental moisture entry behind
the system. The base of the system is at or below grade and does not comply with industry standards or the IRC code.
Weep screed flashings must be installed at the base of the Garage, including the Base of the Garage door frames.
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Please refer to IRC code 2009 for information on required detailing and installation of the stucco system. In addition
refer to the appropriate ASTM standards for wire lath installation and fastenings as well as the required thickness of the
stucco application. Additional information and details can be obtained from the Association for Lath and Plaster and
AWCI.
In addition the method of installation of the building wrap and overlaps should be adhered to. Estimates for the above
should be obtained. It is recommended that a 3rd party inspection be performed during the re-cladding procedure to
ensure that all proper detailing is performed and that the new system meets industry and code requirements.
Please note:

The moisture readings included in this report are the raw data recorded by the Delmhorst probe meter.
Moisture levels are affected by the ambient weather conditions and other factors, and this can result in
variations between the readings taken on one day and readings taken in the same area on another day.

The test probe sites are also tested with the SRT or Hammer Probe to determine the condition of the substrate
at that location. The result is noted in the photo pages as either FIRM or SOFT.

Areas noted as “FIRM” are areas that are not severely damaged by moisture and offer good resistance.

Areas noted as “SOFT” are locations of suspected moisture damage and will need further evaluation to
determine the extent of damage and repair.
The readings provided in this report are accurate indicators of the presence of retained moisture at the surface of the
substrate or framing wood in the area tested at that given moment in time. These readings are not represented to be
the absolute moisture content of the full thickness of the substrate or framing wood.
This inspection provides information on specific areas of problems and defects. Moisture content in wood of 19% or
more over a sustained period of time will cause wood and other organic materials to deteriorate. In any areas repaired,
the areas should be opened in a progressive manner until clean dry materials are found.
The damaged areas can then be dried and repaired. During the course of repairs we strongly recommend the use of a
high quality moisture cure silicone with a low modulus of elasticity in addition to the installation of appropriate flashing
details.
During the course of the repairs should mold be found, the areas should be properly treated with products like
Microban. Mold testing can be performed should it be needed.
All repairs should be made in accordance with the manufacturers recommended methods of repair in conjunction with
any up-to-date industry improvements. The sections covering the suggested forms of remediation are for guidance
purposes only. Final remediation is the repair contractor’s responsibility.
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Real Estate Inspections, and/or it’s employees and/or affiliates offer no warranty either express or implied, nor accepts
any responsibility for the repairs performed.
If you would like me to perform over site inspections during the course of the repairs please contact me to make
arrangements. The over site inspections are divided up into four of five phases, depending on the extent of the repair. It
also includes are review of the repair procedures and scope.
This report only reports on the condition of the structure at the specific locations indicated. Locations were determined
by the inspector according to probable areas of possible moisture intrusion and in accordance with accepted industry
standards. No judgment is intended or given for any areas not reported on. This report is not a structural engineering
inspection report. Should you have any questions please feel free to contact our office at (484) 748-0288.
Thank you.
Respectfully,
Pete Ciliberto, Certified Inspector
Member - American Society of Home Inspectors (ASHI) #252734
Member - International Association of Certified Home Inspectors (InterNACHI)
Member - National Association of Home Inspectors (NAHI)
Certified Tester - Department of Environmental Protection (DEP) Certified Radon Tester #2958
Certified Consultant - International Association of Certified Indoor Air Consultants (IAC2)
Certified Consultant - Mold Testing & Moisture Analyst Level 2&3 Certified
Certified Inspector - Stucco & EIFS Inspections – NACHI EIMA EDI
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GENERAL OBSERVATIONS
General Caulking
Present
Around Window Frames
X
At Window Joints / Miters / Mullions
X
None
Present
Present
But Not
Adequate
Observations
At Window Header Flashings
X
Caulk application required.
Around Door Frames
X
Caulk application required.
X
Caulk application required.
At Door Joints / Miters
X
At Door Header Flashings
At Door Sills
X
Around Utility or Other Breaches
X
Caulk application required.
At Flat or Angled Accents
N/A
At Soffit, Frieze & Facia Boards
Flashings/Diverters/Attachments
X
None
Present
Present
Caulk application required.
Present
But Not
Adequate
Observations
Kickout Flashings - Roof / Wall Intersections
X
Kickouts missing. Need to be installed.
Deck Header Flashings
X
None Present.
Deck End Dam Flashings
X
None Present.
Deck Bolts
X
Porches / Stoop Flashing
X
Chimney Cap
X
Penetrations should be caulked.
Chimney Cricket
N/A
Window Header Flashing
X
Door Header Flashing
X
Column Flashing
N/A
Expansion Joints Vertical
X
Expansion Joints Horizontal
X
Expansion Joints General
X
Control Joints Installed
X
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GENERAL OBSERVATIONS
System Observations
Yes
NO
Delamination of Top Coat
X
Delamination / Bulging of System
X
Delamination / Bulging Floor Lines
X
Delamination / Bulging at Foundation / Sill
X
Blistering of top Coat - Paint
X
Delamination of Top Coat - Paint
X
Spider Cracks
X
Large Cracks
X
Impact Damage
X
Damage
Noted
Observations
System Surface Staining - Algae / General
X
Under Deck & Garage Foundation
Rust Noted
X
At Utility Penetrations
Weep Screed Installed - Hard Coat
X
NO
Not
Adequate
System Is Terminated Above Grade
X
X
System Is Sealed At Bottom
X
System Is Terminated At Porches
X
System Terminations
Yes
System Extends Over Foundation
X
System Extends Down Behind deck headers
X
System Accents
Yes
NO
Foam Window Sill Accents
X
Foam Flat Accents / Quoins
X
Foam Window Perimeter Trim / Accents
X
Attic Vents
X
Wood Window Accents
X
Wood Trim Bands
X
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Damage
Noted
Observations
Moisture wicking at Garage
Observations
Some windows have Azek bands
GENERAL OBSERVATIONS
Miscellaneous
Yes
Evidence of Sprinkler Overspray
Gutters Clean & Functioning
NO
X
X
X
Gutter / Downspout Damaged
X
Exterior Evidence of Pest Infestation
X
Adequate Slope Of Grade Away Grade
X
Crawlspace Inspection Made
Property Located Near Body of Water
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Observations
X
Down Spout Fasteners Sealed
Basement Inspection Made
Damage
Noted
Gutter on Garage was clogged.
N/A
X
X
Report Terminology & Symbols
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Building Elevations
Front Elevation
Right Elevation
Rear Elevation
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Front Right Elevation Grid
Location Specific Observations
Grid
Item
Moisture Substrate
Locations Description Readings Condition
Observations
C1
Kickout
14.3
Firm
Kickout flashing should have been installed as part
of the IRC requirements.
D2
Kickout
12.7
Firm
Kickout flashing should have been installed.
F3
Kickout
12.2
Firm
Kickoutfalshing should have been installed.
Downspouts
All downspout connections/penetrations should be caulked.
H3
Windows
8.9
Firm
D7
Weep Screed
32.3
Firm
I7
Bottom Edge
36.4
Firm
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Cracks at the bottom edge of dormer windows have been
repaired on almost all dormers. Needs maintenance.
No weep screed f lashing has been installed at the base of
the system. They should have been installed as part of the
IRC requirements.
Proper grade clearance has not been maintained. No weep
screed is installed. Installations should terminate four inches
above earth surfaces and two inches above paved surfaces.
The stucco has cracked at this location and the
expanded metal lath is exposed and rusted. No
weep screed flashing has been installed at the base
of the system.
There is a horizontal crack in the stucco at this
location under the window on the East wall of the
Garage. This crack should be fixed to prevent
further deterioration.
The rainwater gutter above this location
was severely clogged. Rainwater was
overflowing the gutter system and collecting
on the ground adjacent to the foundation.
The grade at this location slopes towards
the foundation. It should be re-graded. The
inspector removed the clog.
All downspout connection should be
caulked.
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Front Right Elevation Grid
Location Specific Observations
Grid
Moisture Substrate
Item Description
Locations
Readings Condition
Observations
C3
Kickout
15.8
Firm
Kickout flashing should have been installed.
H5
Kickout
8.6
Firm
Kickout flashing should have been installed.
C7
Weep Screed
C7
Elevated Moisture
36.1
Firm
E7
Elevated Moisture
27.6
Firm
G7
Elevated Moisture
28.0
Firm
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No weep screed f lashing has been installed at the base of
the system.
Bottom Edge
Proper grade clearance has not been maintained. No weep
screed is installed. Installations should terminate four inches
above earth surfaces and two inches above paved surfaces.
Door Frame
Door frame needs to be caulked.
All light fixtures needs to be caulked.
Door frame needs to be caulked.
The base of the Garage door frames need to have weep screeds installed. Proper grade clearance has not been
maintained. No weep screed is installed. Installations should terminate four inches above earth surfaces and two
inches above paved surfaces.
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Right Rear Elevation Grid
Location Specific Observations
Grid
Locations
Item Description
G2
Kickout
14.6
Firm
Kickout flashing should have been installed.
F3
Kickout
11.5
Firm
Kickout flashing should have been installed.
E5
Light Fixture
8.7
Firm
Light fixtures need to be caulked.
E7
Deck Connection
I7
Utility Penetrations
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Moisture Substrate
Readings Condition
Observations
Deck ledger board connections need to be caulked.
10.3
Firm
Utility penetrations need to be caulked.
There is no deck header flashing. The deck ledger
boards are attached directly over the stucco system.
All deck connections must be caulked and sealed.
All utility penetrations and mechanical system
penetrations must be caulked and sealed.
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Secondary kickout flashings are missing at all of
these locations. These locations need to be caulked.
The end dam flashing is missing. This is the same at
all roof returns / saddles.
Left Rear Elevation Grid
Location Specific Observations
Grid
Locations
Item Description
H2
Kickout
A4
Kickout
12.5
Firm
Kickout flashing should have been installed.
D5
Door Flashing
8.3
Firm
Door Flashing needs to be caulked.
F7
Deck Connection
J6
Light Fixture
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Moisture Substrate
Readings Condition
Observations
Kickout flashing should have been installed.
Deck ledger board connections need to be caulked.
6.7
Firm
All light fixtures need to be caulked.
Left Rear Elevation Grid (2)
Location Specific Observations
Grid
Locations
Item Description
H3
Chimney Cap
Moisture Substrate
Readings Condition
7.2
Firm
F4
Counterflashing
6.9
Firm
A6
Kickout
9.1
Firm
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Observations
Cap is rusted and runoff is staining the stucco.
The stucco system was saw cut to allow for the
installation of this counterflashing. The installation
was not done properly. Kickout flashing should
have been installed.
Secondary kickouts are missing. They should
have been installed.
Counterflashing was installed over the stepflashing
at this location. The stucco system was cut to allow
for the installation of the counterflashing. This was
done improperly. Kickout flashing should be
installed.
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These locations need to be caulked. The end dam
flashing is missing. This is the same at all rood
returns / saddles.
Left Elevation Grid
Location Specific Observations
Grid
Locations
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Item Description
Moisture Substrate
Readings Condition
Observations
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