I am dealing with a office condo and the second floor is stucco. It was redone about 7 years ago. This is about when I a bought a space. They did wood, lath and stucco. It had been like a clatter board.
They painted it a dark brown. Well it gets east, south, north and west exposure but mainly e and w. This is a southern state so summer afternoons can get 95+. The sun is pounding the stucco.
The board deferred painting for these past 7 years. The property manager appears to be clueless regarding stucco plus he is expensive. I talked to a new mgmt company with a very good rep and they are almots half the price.
They told me the cracking in the stucco is going to be a problem. Sorry for the long lead in but here are my questions.
1. Some of the cracks have lighter coloration around them. Is that efforlecence from moisture getting in?
2. I assume moisture getting in those cracks is a bad thing for stucco. The mgmt company shurgged at the last yearly board meeting. They were deferring painting another year and I said maybe we should not ait due to cracks. The mgmt company shrugged - like beats me.
3. If the dark brown color a bad idea because of expansion and contraction? Heat in day and cool at night? I would think a lighter color would hold up better.
4. Is this negligence by the management company? They seem to have no clue or no concern about the stucco cracks.
5. I assume moisture is getting in those cracks due to efflorence. The end result is??? Wood rots? Lath rusts? Stucco breaks down?
Thanks for any help.
I am no expert but I appear to have some common sense versus most of these people. Trying to have as much data when i call a meeting.