What Is Synthetic Stucco
What is Synthetic Stucco?
In Charlotte synthetic stucco installation begins with attaching 2’ X 4’ EPS foam panels to the plywood sheathing of the structure. A fiberglass mesh is attached to the foam. The stucco, which is an acrylic, rubber based product, is applied in one or two coats, and the final product is typically 1/16th to 1/8th inch thick. In comparison, hardcoat stucco installed over wood strips, known as lath, or over metal lath, does not have the foam underlayment, and is usually 3/4″ to 1 inch thick.
Why Was Synthetic Stucco Used?
The product was touted as the “Exterior Cladding of the Future”. Benefits included the ease and low cost to install. The EPS foam installed behind the stucco provided additional insulation benefits. The finish color is consistent throughout the stucco, making it, in theory, low maintenance. Charlotte architects favored the product because you could create interesting design features and details, adding to the curb appeal of Charlotte homes with synthetic stucco cladding.
What are the problems with Charlotte EIFS?
Synthetic stucco was meant to be a barrier system, meaning it was not intended for water to get behind the stucco. Once water got behind the stucco, the water was trapped, causing wood rot to the wood framing and sheathing of the home, as well as mold and mildew.
In the early 1990’s, problems were discovered on homes with EIFS located in Wilmington, North Carolina. Removal of the stucco revealed extensive structural damage to the homes as a result of moisture intrusion behind the stucco. Local building officials called in the builders, architects, and stucco manufacturers to evaluate the problem.
The examination of the home revealed moisture was intruding behind the stucco cladding, as a result of poor design and installation. Installation defects include failure to install proper window, door, and kickout flashings, and leaking windows. In addition to the moisture related problems, it was discovered that the foam behind the stucco, when installed at or below grade, was conductive to termite and fire ant infestation.
As a result of problems discovered with synthetic stucco cladded homes, inspection and testing protocols were created. Adopting Charlotte’s Moisture Warranty stucco inspection protocols, the Exterior Design Institute, located in Virginia, was formed to educate and train independent, third party, eifs inspectors.
Synthetic Stucco Inspections
A Charlotte moisture intrusion inspection on a home with synthetic stucco is a combination of a visual inspection, and moisture detection using moisture meters designed specifically for this purpose.
The visual inspection accesses the installation of the stucco. The inspector verifies whether flashings are properly installed. The stucco is checked for any signs of damage, cracking, and delamination. The inspector will determine if the stucco system terminates above or below grade. The windows and doors, porches and decks, and utility penetrations are carefully examined.
The Charlotte home is then scanned for moisture using a non-invasive meter, typically a Tramex Wet Wall Scanner. This type of meter will scan up to 3 inches behind the stucco for any signs of moisture. The drawback to this type of meter is that false positives may occur as a result of metal installed behind the stucco, such as metal studs, electrical wiring, and plumbing piping. Inspection protocols require that specific areas be tested using a probe meter. With permission from the homeowner, two holes are drilled in each probe location. The probe meter will provide readings of the actual moisture content of the sheathing behind the stucco. Moisture readings below 14% are considered low, between 14 and 18% medium, and readings above 18% high. Moisture levels above 25% for an extended period are conducive to rot to the wood framing and sheathing, as well as mold and mildew.
All readings are recorded, and digital color photos are taken to document the condition of the system, including components installed correctly and incorrectly. A computer report is compiled from this data.
Latest Stucco Information
We have inspected thousands of stucco homes in the greater Lake Norman Charlotte area as well as throughout the Southeast and have found numerous problems due to improper installation practices. Most problems are easily corrected but some are severe and can be very...read more
Installation in and around the Greater Charlotte Lake Norman NC region. Barrier EIFS is comprised of a base coat and finish coat applied over an EPS board that is attached directly to the sheathing using fasteners or an adhesive. The system provides no avenue for...read more
Specific, high-risk locations, such as areas under windows, roof flashings and decks are tested for moisture using an electrical resistance-type probe meter. Additionally, the surface of EIFS is scanned under high-risk locations using a Tramex Wet Wall Meter. Any...read more
A brief visual inspection can alert you to potential trouble spots. Check roof / wall intersections (kickouts) to see if an angled piece of flashing has been installed to divert the flow a of water away from the vertical wall Check the lower corners of windows for any...read more
A stucco repair follow-up inspection should be conducted within three months after completion of any Charlotte stucco repairs to assess the effectiveness of the moisture modifications if the first inspection uncovered areas of high moisture. This is extremely...read more
Over 60% of all claddings have moisture problems that damage the home. It is much easier to test EIFS for moisture than any other cladding, therefore a lot more data is available. If other claddings were easier to test, the failure rates would be likely to be much higher than shown on the graph above.read more
About Charlotte restoration, engineering, and stucco repair company’s that do inspections. Some stucco restoration company’s also do their own stucco inspections. Their primary source of income is from the restoration work and their stucco inspection services is used to find new work. There is nothing wrong with stucco restoration work, however when a company is looking for work, the inspections they provide some times reflect a greater need for their restoration services than what is really there. I have seen small problems magnified to big problems, improper use of inspection equipment to misrepresent a problem or just plain inexperience.
We provide a independent 3rd party inspection service without pushing for repairs. We report the facts as found and have no reason to magnify a problem. If problems are found we will gladly consult with the remediation company you choose, regarding findings in our reports.read more
1. Placement • Under last step/run flashing in direct contact with the wall and roof substrate, as shown. • Lift last shingle to check if kickout is under step/run flashing 2. Sufficient Height and Angle • At least 4” in height—angle to roof should be 90 degrees. •...read more
DamSill is a window pan system that is designed to solve stucco moisture problems in both new and existing structures by installing under windows and doors to catch water and move it away from the wall. Easier to install and more reliable than any other stucco pan...read more
About 70% of all leaks in the cladding are caused by windows. These types of leaks happen on all homes, regardless of the type of cladding. Most of the leaks occur within the construction of the window itself. However, many people mistakenly assume that most leaks...read more