Kansas City Metro Area Missouri & Kansas
(Average fee: $350 - $650)
homeowners of both synthetic (EIFS) and hardcoat stucco homes that have been
built within the past 10-12 years are still hoping the problems related to
stucco will disappear. Unfortunately, nothing could be further from the
truth. Government agencies, major consumer protection groups, industry
representatives, and many homeowners' associations have all agreed that the
moisture problems relating to stucco are both legitimate and widespread.
Exterior Insulating Finish System (EIFS) is
causing great concern in the resale housing market today. EIFS (pronounced "Eefs")
has many benefits. It has an acrylic coating that finishes to look just like
the old- time, heavyweight stucco used on houses for 50 years or more. Just
like regular stucco, it does a great job of preventing water from passing
through it; however, the down side is that the insulating foam board used in
EIFS and the coatings used in both EIFS and the newer lightweight stucco
tend to keep moisture trapped inside the wall structure. Trapped moisture
can quickly cause rot to framing, joists, and other hidden structural
members. Since the rot is taking place from inside of the wall out, it
often goes unnoticed for months until it has done substantial damage.
Repairs can cost $3,000 to $20,000 and even more.
The 12 most common reasons for water intrusion of the stucco include
things like poor or missing flashings, improper caulking, poorly designed or
installed window assemblies, etc. Many of the major relocation companies are
refusing to buy a house clad with EIFS without a complete invasive moisture
survey. Some insurance companies are refusing to insure an EIFS clad house
without a moisture test. An invasive moisture test and survey of EIFS is not
something that is part of a visual home inspection, and many of the problems
would go undetected by a normal home inspection. This is a separate test
entirely that requires sophisticated meters and equipment costing several
thousand dollars. Invasive EIFS testing also involves taking a week-long
certification course and intensive tests on moisture analysis and EIFS
testing that are only given in Chicago, Atlanta, Virginia Beach, and
EDI (Exterior Design Institute) is the non-profit organization that
holds these courses. There are only 5 companies within a 200-mile radius of
Kansas City we know of that have sent their inspectors through the week-long
certification class on moisture analysis and EIFS testing.
The industry estimates that 80%-90% of all stucco homeowners will experience
some degree of moisture problems with their home, including not only those
with synthetic stucco installed over foam, but many hardcoat stucco
homeowners also. You may not see it, but the moisture that gets trapped
behind your stucco walls is doing damage every day it is left untreated.
Is there a solution?.................. Yes, find the problem areas and
fix them! How do you do that - simple, the first step is to have your
house thoroughly and accurately tested for moisture problems. You have to
know what the problem is and where its at before you can ever hope to
correct it. Information from the testing will provide you with the
information that you need to make modifications and repairs which can remedy
Holmes Inspection Company provides our clients with the most
professional, accurate, and thorough moisture testing possible; and, we
make the information we provide our clients easy to understand and more user
friendly than anyone else.
If you would like to schedule a stucco test and moisture analysis, or if you
want more information on stucco problems call us at (816) 455-8787 between
8:00 AM and 4:30 CST.
Contact Holmes Inspection Company
for stucco testing today!