Stucco Moisture Inspection Report

E-Mail:[email protected]

Website:www.ibgoodinspector.com

123 Corporate StreetMyTown, Florida 32000 (TOLL FREE) 888.888.8888 (LOCAL) 777.777.7777 (FAX) 444.444.4444

January 11, 2006

Stucco Moisture Inspection Report

Property Address

123 Our Street

OurTown, USA 12345

Report Ordered By:

Mr. & Mrs. Client

TABLE OF CONTENTS

1. Introduction

1.1 Purpose of this inspection

1.2 Scope of this inspection

1.3 Limitations of Liability

1.4 Further Testing

1.5 Repair Follow-up and Annual Inspections

2. Your Moisture Inspection

-North, South, East and West Elevation Grid-Style Photos with potential

problem areas marked

-Summary

3. Typical Moisture Problems in Stucco Homes & Remedial Methods

3.1 Moisture Problems Related to Unsealed Stucco Penetrations

3.2 Moisture Problems Related to Doors & Windows

3.3 Moisture Problems Related to Improper Stucco Termination at Grade

3.4 Moisture Problems Related to Improper Kickout and Other Roof Flashings

3.5 Moisture Problems Related to Improper Deck, Balcony & Patio Terminations

3.6 Moisture Problems Related to Cracks and Breaches in the Stucco

3.7 Moisture Problems Related to Stucco Accents and Flat Stucco Surfaces

3.8 Moisture Problems Related to Chimneys

3.9 Moisture Problems Related to Gutters and Downspouts

3.10 Moisture Problems Related to Improper Transitions (Brick to Stucco, etc.)

4. Stucco Information, Care and Maintenance

4.1 Types of Stucco

-Exterior Insulation Finish Systems (EIFS)

-Traditional Hard Coat Stucco Systems

-Water Management or Drainable EIFS Systems

4.2 Is Stucco a Good Cladding System?

4.3 Care and Maintenance

5. Information About Our Company

12344 Mobile Highway � Good Street, FL 32000 � www.iamgoodinspector.com � [email protected]

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I. INTRODUCTION

1.1 PURPOSE: Enclosed is your Stucco Moisture Inspection. The purpose of this moisture inspection

is to help assess the condition of the stucco system by looking for visible installation flaws, inadequate

water diversion and sealant failures and conduct random moisture readings using electronic moisture

scan devices. Please note that the provision of a scope of work for remedial repairs is not the purpose of

this inspection. 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.

1.2 SCOPE OF INSPECTION: This is a basic, stucco inspection limited to the following:

• A visual examination of the condition of the stucco, exterior sealants, flashing, windows,

doors, roof-to-stucco transitions, parapets, gutters, deck-to-building connections, stucco

terminations and any penetrations through the stucco.

• Conducting of random electronic moisture scanning of the building envelope.

• Preparing a report of our observations of potential problem areas and recording any high

readings found.

• Providing detailed information on typical moisture-related problems in stucco homes to

assist you in maintaining the value of your home.

1.3 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.

1.4 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 in

the summary section of the report.

1.5 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. This is extremely important. Annual inspections should also be scheduled to

ensure that your stucco system remains dry. This way any sealant failures, stucco cracks, etc. can be

caught and repaired promptly. Testing and maintaining your home on a regular basis is the best way to

prevent costly repairs associated with moisture damage. Also, should you decide to sell your home,

annual inspections and maintenance documentation will be a valuable selling tool, providing evidence to

show that your home has been inspected and maintained on a regular basis by a reputable and qualified

firm.


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Project Information

OWNER INFORMATIONOWNER INFORMATION BUYER INFORMATIONBUYER INFORMATION

Owners Mr. & Mrs. Client Buyers Mr. & Mrs. Buyer

Property Address 123 Our Street Buyers Address 456 Old Street

City, State, ZIP OurTown, USA 12345 City, State, ZIP My Town, USA 54321

Phone 888-888-8888 Phone

Owner's Email Buyer's Email

Owners Realtor IB Realtor Buyers Realtor Mrs. Realtor

Realty Company Great Realty Inc. Realty Company Super Realty Inc

Phone 111-111-1111 Phone 222-222-2222

FAX FAX

Realtor's Email Realtor's Email

PROPERTY INFORMATIONPROPERTY INFORMATION INSPECTION INFORMATIONINSPECTION INFORMATION

Type of Exterior Hardcoat Stucco Date of Inspection December 14, 2005

Substrate (if known) Plywood Inspector IB Inspector

Age of Property 2000 Present at Inspection Owner

Square Footage 2200 Temperature/Humidity 65 Degrees 50%

Stories 1 Weather Conditions Partly cloudy

Type of Windows Vinyl Windows Last Rain Within last few weeks

Inspection Test EquipmentInspection Test EquipmentInspection Test EquipmentInspection Test EquipmentInspection Test EquipmentInspection Test Equipment

Test Equipment DescriptionTest Equipment Description Test RangeTest RangeTest Range Setting

Low Medium High

A Tramex Interior Moisture 10-14 15-19 > 19 2

B Tramex Exterior Wet Wall Detector 10 - 20 21-50 51-100 4.5

C Delmorst Moisture Probe Meter 10-14 15-19 > 19 1

D Structural Resistance Tester (SRT) >44 = Pass <44 = Fail Higher is betterHigher is better

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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General Observations

Item Description Yes No Improper Comments

Sealants at window perimeters X XInadequate, failed, or missing sealants-suggest that all

are resealed

Mitre joints (bottom corners) of X Vinyl Welded miters

Alarm sensor penetrations at windows xNot observed: Seal any alarm sensor penetration through

the window sills

Fixed window units and mullion joints X X Suggest to wet-glaze fixed units and mullion joints

Head flashing at top of windows X Common for this area.

Sealants around door perimeter X XSome Inadequate, failed, or missing sealants--suggest

resealing

Sealants at door threshold details X X Suggest sealing thresholds to casing where not present

Penetrations thru door threshold / tracks X N/A 1st floor doors

Head flashing at top of doors X Common for this area.

Penetrations through stucco sealed X

General appearance X Excellent general appearance

Cracking evident X X Few cracks noted--more may be present--see elev. Pages

Expansion joints / Control joints X

Exposed mesh X XFew areas noted where mesh is visible through finish on

bands

Impact damage X

Rusting aggregates X

Flat horizontal surfaces X

Delamination / Fasteners X No obvious visible evidence

Terminations and Vinyl accessories X Some vinyl accessories used

Transition joints (stucco to brick, etc.) X

Termination below grade (ground level) XSystem terminates below grade--hardcoat sys. (see

summary)

Termination below or at slab levels XSystem terminates below slab--hardcoat sys. (see

summary)

Deck flashing X N/A

Flashing at columns X Design requires no special flashing

Kick-out flashing

Roof soffit terminations into stucco X XAny soffit penetrations into stucco needs to be properly

sealed

Eave drip edge flashing X

Sprinkler System XRe-aim as needed to prevent wetting of the sills and rust

stains on the EIFS.

Gutters X Some gutters clean out


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General Observations Cont.....

Scan and Probe Results

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All Interior Random Scans were NORMAL

Scan and Probe Results

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Item Item DescriptionApplies to

Entire BldgObservations / Comment

A Cracks No Exposed cracks on bands need to be caulked.

A Windows YesExisting sealant appears to be too thin or inadequate to prevent moisture intrusion, or may be the wrong type for this application.

B Doors Yes Seal perimeters of all doors including garage doors

C Roof Terminations Yes Seal all roof terminations with stucco.

D Utility No This utility breach location need to be caulked.

E Foam Insulation NoFoam insulation appears to extend below grade at the entry and needs to be modified to prevent insect infestations.


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Detail Photos for page 7

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7A 7A

7B 7C

7C


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A Roof Terminations Yes Seal all roof terminations with stucco.


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9A


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A GuttersGutter obstruction observed. Gutters need to be cleared of all leaves and debris.

Covered Area


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10A


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A Finishes Yes Exposed mesh on several bands - suggest coat with elastomeric

B Cracks Yes Exposed cracks need to be caulked. Several bands noted with cracks.

C Doors YesThin / Inadequate sealants at door perimeters - suggest all are professionally resealed


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A Finishes Yes Exposed mesh on several bands - suggest coat with elastomeric

B Cracks Yes Exposed cracks need to be caulked. Several bands noted with cracks.

C Doors YesThin sealants at some door perimeters. Suggest resal all as preventative measure


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13B

13C

Stucco Inspection Summary

This residence is a one story tile roofed residence clad with conventional concrete stucco (hardcoat)

or what appears to be wood sheathing. Random interior moisture scans showed normal readings

through-out the residence in scanned areas. A moisture probe was made below a few areas as shown on

the scan & probe pages which showed normal moisture readings and the substrate 'solid' to an ice pick

probe.

Overall the stucco inspection was good with the primary need being sealant maintenance. We suggest

that all of the windows / doors and all penetrations through the Stucco be professionally resealed using a

quality sealant such as 'Dow Corning' or Sonneborne 150 and that adequate sealant be used to give long

lasting protection. The casing to casing joints and mullion joints of double window units and all

elements of the fixed units should to be wet glazed as a preventative measure (see Cpt 3.1 & Cpt 3.2).

We also suggest that all alarm penetrations through the window sills (if any) be sealed.

Any minor cracks through the bands should also be sealed. There was some exposed mesh profile noted

on some bands. We suggest coating the bands with elastomeric after sealing any cracks.

There were areas of decorative foam trim which has been cut out of the grade (as it should) with the

exception of 1 area on the front elevation which still needs to be cut above the grade level. The exposed

foam on the cut bottom edge should be properly finished to protect the foam from the elements &

insects. Foam in the grade is primarily a termite concern.

See other report pages for additional suggestions / items.

There are no 'exact' industry level standards for Stucco repairs as yet. The above suggestions are based

on our experience with the systems and emerging repair practices. We make no warranty whatsoever for

the suggested repair methods. We recognize that there may be more than one way to effectively correct

the reported problems. Repair contractors should specify their proposed methods and any applicable

warranty.

Mr. I.B. InspectorJanuary 11, 2006

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Stucco Moisture Inspection Report

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