FREQUENTLY ASKED QUESTIONS
Here are some frequently asked questions that we hear often. If you still have a question after reviewing these, please contact us for more information.
MoistureFree Warranty has published an inspection protocol. If you would like to obtain a copy, please contact ESEC. Key tools for moisture testing include a:
- Moisture scan meter such as a Tramex Wet Wall meter for EIFS wall coverings
- Moisture probe meter such as a Delmhorst BD-2100
- Probe to test condition of substrate and framing; ESEC uses the Structural Resistance Tester (SRT) to get a quantified reading of the condition of the substrate
No. Typically repairs can be accomplished with limited invasive measures. The earlier moisture intrusion is detected, the more economical the repairs and less likely that structural damage will have occurred.
The inspector will do a visual inspection of the exterior walls to identify the type of stucco. Sometimes it is necessary to see interior walls to check for visible signs of moisture getting behind the stucco. If the stucco system is an (EIFS) Exterior Insulation and Finish System, they will do a non-intrusive scan in areas of concern. The scan device does not work on Hard Coat Stucco (HCS). The inspector will follow up with probes where they deem necessary.
- The probe for an EIFS system is a double pronged 1/8″ probe (approximately the size of a sharpened pencil end)
- The probe for hard coat system requires a 3/16″ drill bit
- Typically, there are 3-to-5 probes per 1000 square feet
- Probing allows the inspector to investigate behind the stucco system without removing parts of the walls
- The inspector will then fill the hole with caulking that closely matches the color of the stucco
We do not make repairs and we are not affiliated with any repair company. We would consider this a conflict of interest.
No. Our semi-arid climate has intermittent periods of dry weather and intense wind driven rains that can cause significant water intrusion. Thus, it may take longer for significant deterioration to occur; however, it will still happen if wall claddings are installed improperly.
This type of evaluation of the property’s walls goes well beyond the scope of or Standards of Practice that most home inspectors follow. The purpose of the Stucco Moisture Analysis is to assess the condition of the stucco system for visible installation issues, inadequate water diversion and sealant failures. If necessary, the inspector will conduct ransom moisture readings using electronic moisture devices. Also, most home inspectors lack the expertise and specialized equipment necessary to properly assess the waterproofing integrity of stucco systems.
Yes. It is important to remember that stucco, EIFS and stone are excellent wall systems only when they have been properly installed according to manufacturer specifications. In-progress inspections—as the wall cladding is being installed—provide the best opportunity to identify improper installations so that they may be readily addressed. Once the stucco, EIFS or stone system application has been completed, a visual inspection will identify possible moisture intrusion locations so that they may be properly repaired.
Moisture Intrusion occurs when water penetrates the building’s exterior weatherproof barrier. Over time, if undetected, this moisture can cause damage to both the EIFS system and the Structural system. An additional problem is that trapped moisture can support mold, mildew and fungus growth.