[qslim]

Sorry if this is in the wrong section, feel free to move me if I put it in the wrong spot.

I'm purchasing a house in Utah not far from the salt lake, and one of the only issues we have is stucco damage on the exterior around the garage and under one window. I've never owned a stucco home nor have I ever messed with it. The house only has stucco on the front. I'm told its an EIFS system, the home was built in '02 There's a facia around the garage door trim that seems to be pulling away from the wood beneath and a discolored spot on the other side of the house under a small section of roof that is missing a gutter. My inspector said the second spot's discoloration is from splashback from water coming off the roof.

The current owners of the home have had someone that is supposedly familiar with stucco come take a look and they have a repair estimate for under $1000. I'm working on getting that estimate which I imagine would have more details I am working on finding someone on my own to get a second opinion, but I thought I'd put the photos up here from my home inspection to see what some of you smart people think. Thanks for looking!

 

[Windows on Wash]

Are you an F-16 pilot?

Stucco is a mixed bag by me because there isn't much of it. What is $1,000 out here is probably much less by you given the more regular use of it.

 

[qslim]

Are you an F-16 pilot?

Stucco is a mixed bag by me because there isn't much of it. What is $1,000 out here is probably much less by you given the more regular use of it.

No pilot here, just a field engineer (I still look cool in aviator sunglasses).

I got a copy of the estimate and there really isn't any detail at all. In calling around this guy seems to be the only game in town and has good reviews from what I can see. Every second opinion I've tried to find on my own has declined working stucco, so I guess this fella's the ticket. We shall see.

 

[Windows on Wash]

No pilot here, just a field engineer (I still look cool in aviator sunglasses).

I got a copy of the estimate and there really isn't any detail at all. In calling around this guy seems to be the only game in town and has good reviews from what I can see. Every second opinion I've tried to find on my own has declined working stucco, so I guess this fella's the ticket. We shall see.

Agreed on the aviators.

Grew up watching the F-16. Love that bird but I am a bit partial to the Eagle.

 

[ChuckF.]

Where the stucco meets the brick there is a crack where water has been getting in, so I'd be concerned with what is behind the brick, and if water is wicking up into the EIFS. In that location, inspect the wall on the other side for signs of water damage. If there's an electrical outlet, take off the cover plate and see what you can see or smell. Smell the 'stain' and feel it, is it something coming out from inside, or is it just on the surface? Did your inspector use a moisture gauge on it?

Some of those ledges in the stucco above the garage were poorly done, with a negative slope, so water will gather there and seep in, and on top of that there are many cracks to let water in. What has that water done? Again, inspect thoroughly from the inside.

Is this a one-side only EIFS, or all four sides? If you have a long-time insurance agent, talk to him about EIFS. He may have information in their database about EIFS claims in your state or even in this neighborhood.

If you have a wide selection of other homes to choose from, I'd stay away from this one. If you are getting a significant discount because of the EIFS, might be worth the risk. Drive around the neighborhood and talk to other homeowners about their EIFS.

Here's a good link: http://inspectapedia.com/exterior/Stucco_EIFS.php

 

[stadry]

External Insulation Finish System - developed in Europe after WW2 to speed rebuilding of destroyed civilian structures,,, here we call it 'dryvit' OR 'synthetic stucco'

for your use, auto body filler, sponge, & sher-wms 'loxon 2' in a matching custom color,,, develop a good technique as this will happen again & again,,, OR you can pay $1,000 ea time,,, seal crks 1st w/sika polyurethane (apron/vest store)

good luck

 

[Tscarborough]

I just call it "crap". The vertical edges are wear and tear, but the others indicate water intrusion, meaning you have a definite, though possibly not serious issue. With an EIFS system, you can not patch, per se, you have to make the repair corner to corner, edge to edge or joint to joint.

You need to remove all the material around those pop-outs, see what damage has occurred, then reapply the EFIS.