Stucco Concerns

Call Us:     303-840-8722

HomeAbout UsInspection ServicesStucco InformationStucco Concerns Q & AExpert Witness

Contact Us:                        
Office:     303-840-8722             


NAHB Protocol & Inspection Information

Exterior Design Institute

Information Sites:


Texas Lath & Plasterers

Northwest Walls & Ceilings

















Proper care and maintenance of the exterior cladding of a home will help the homeowner maintain the value and curb appeal of the property.

The ideal situation would be to have the Exterior Cladding on your home  inspected as it is being applied to the house.   However, that may not be possible in many situations.  An inspection by a Certified Third-Party EIFS Inspector or Certified Moisture Analyst would provide the necessary information to assist you in establishing the condition of and maintaining the integrity of your home.  The purpose of this inspection is to look for visible installation flaws, inadequate water diversion, sealant failures and, if necessary, conduct moisture readings as appropriate using electronic moisture devices and substrate evaluation.

Moisture intrusion problems are not limited to stucco claddings.  Time of exposure coupled with the quantity of water, result in problems for any home.   In our area, many of the homes combine stone, fiberboard, wood, cement board or vinyl siding, brick, and various types of stucco.  For example, hard coat stucco exteriors may have stone veneer below decorative bands along with a variety of other decorative features. 

Barrier PB EIFS Exterior:
When you hear people talking about problems with EIFS, this is the style of EIFS typically having the problems discussed.  The objective is to prevent moisture from entering the system.  Barrier-type EIFS is a system that relies entirely on its outside surface to prevent water penetration and moisture intrusion. Therefore, excellent design, compatible quality materials and excellent workmanship are required to produce a weather-tight and long-lasting system.

Moisture Intrusion may occur at the following:

Windows and doors - Points of concern to be evaluated

  • Look for peeling paint, evidence of water damage on the interior wall, staining on the exterior.

  • Check for calking around window sills and door jams.  Stucco manufacturers recommend a specific sealant for their windows

  • Is sill pan flashing present or is it needed?


  • Flashings at appropriate places direct water away from the house.

  • Missing, improper or unsealed flashings where roof lines terminate into an EIFS wall will allow roof run-off to be dumped directly behind the EIFS.

  • Water must be directed away from windows, decks, gutters, etc.


  • Penetrations in the EIFS at decks, hose bibs, dryer vents, light fixtures, satellite dishes, etc. must be properly sealed with the appropriate sealant.

  • All joints where EIFS meets a dissimilar material must be sealed  with the appropriate sealant. 

  • Existing sealants should be adhered, soft and flexible.

Installation Issues:

  • Foam insulation should be at least 6 inches above soft grade and two inches above hard surfaces. This prevents wicking of moisture and eliminates a termite path into the structure. 

  • The foam substrate should be properly back-wrapped in order to provide for proper protection of the exterior system. 

  • The usage of backer rod and sealant is necessary for the proper construction of an isolation type of joint such as windows, expansion joints and grade terminations.

  • EIFS used on non-vertical surfaces such as trim and decorative touches should have a sloping surface to prevent standing water.

All EIFS manufacturers have details and procedures that builders and applicators are expected to follow.  Installation details are similar among the various EIFS products; however, there are some differences.

Moisture Drainage PB EIFS:

This is the second generation of PB EIFS.  The difference is that MD PB EIFS has a secondary moisture resistive Barrier to control incidental moisture that gets through the EIFS Exterior Barrier and permits it to drain ou the bottom of the system.  The MD EIFS should be installed such that all water will again be shed at the exterior surface and a  secondary moisture resistive barrier to handle any moisture that gets past surface barriers.

Hard Coat Stucco ( Traditional or OCS)

These systems also have drainage planes, however, if detailed improperly, they can also have moisture problems.