Exterior Inspections, Inc.
Inspections and Consulting Since 1997
Stucco/EIFS inspection is a specialty inspection typically done after the routine real estate (TREC) inspection and as a result of something an inspector has seen or made note of. If we perform a routine TREC inspection, it will include an overview of the cladding but not a comprehensive inspection of the cladding. Should a comprehensive stucco/EIFS inspection be desired by the client, we can perform it along with the TREC inspection.
Is a stucco inspection included with a regular home inspection?
What is a stucco/EIFS inspection?
Stucco or EIFS inspection may be performed in one of two ways, either by visual inspection only or by a comprehensive two-part inspection that includes moisture analysis. The visual inspection consists of visually verifying how the system is installed (if possible) and determining whether or not the installation is consistent with acceptable industry practices, current requirements, or requirements in place at the time of construction of the house. Furthermore, we look for indications of non-performance. The visual inspection includes photo-documentation of conditions present and visible at the time of inspection. A report is generated with the inspector’s findings and recommendations regarding potential problems.The second part of a comprehensive two-part inspection is the moisture analysis. Moisture analysis is an intrusive test which requires drilling into the stucco or EIFS and obtaining a moisture reading from the wood wall components behind the stucco. Interior moisture probing may also be performed by using two pin-like probes to verify moisture content in drywall or interior wood trim such as window casings, baseboards, and crown molding. Interior probing is not performed on every inspection, but may be performed if there are signs of damage and to further identify areas where drilling on the exterior might be necessary. Moisture readings obtained are plotted on photographs of the structure contained in the inspection report.
Stucco/EIFS inspection is appropriate prior to purchasing a home or can be performed as a diagnostic investigation when water intrusion is suspected. If you suspect water intrusion, you may see cracks in or white streaks on the stucco and/or water stains, particularly rusty colored water stains. Interior damage may manifest as buckled floors, swollen baseboards, drywall cracks, peeling paint, separated baseboards or separated crown molding from the walls, ceilings, or floors. Inspection is recommended every 18-24 months as part of periodic maintenance of the stucco/EIFS system to ensure that it is still performing as intended.
When would I need a stucco/EIFS inspection?
A stucco or EIFS (Exterior Insulation and Finish System) inspection is a comprehensive inspection of the stucco or EIFS exterior cladding. It takes into consideration the installation methods used to apply the system as well as all the interfaces with dissimilar materials; such as other claddings (siding, brick, etc.), how the roof flashing or roof system interfaces with the exterior, how windows interface with the exterior, the stucco or EIFS proximity to finished grade, sprinkler head proximity to finished walls, balcony to wall intersections, or anything else that would cause the system to deteriorate or prevent it from functioning as intended.
What is the difference between stucco and EIFS?
We provide phase inspections typically for home builders, but can be performed for a home buyer while the home is being built. Different areas of the structure are inspected at the completion of each ‘phase.’ The inspector records not only the items in need of corrective action but also to document any items installed in an appropriate manner so that in the event the house develops a problem, typical conditions have been photo-documented. Types of phase inspections include:
In addition to the standard phase inspections we can offer enhanced phase inspections specific for stucco application:
Scheduling of phase inspections require a minimum of 48 hour notice. The homeowner must coordinate with the builder, or the builder themselves must schedule, so that we may be notified when the structure is ready for a particular inspection.
Stucco and EIFS appear very similar although they are completely different assemblies. Stucco is an assembly of reinforcing metal and a cement-based material with a textured and colored finish. EIFS is a rigid insulation board either screwed or adhered to the structure and finished a textured and colored stucco finish.
What is a phase inspection and what is involved?
Stucco / EIFS Home Inspection
What can I expect with an inspection?