Whether working for the buyer or seller, we always maintain a professional approach to stucco and EIFS inspection in Springfield, MO. Over the years, we have developed a process that eliminates oversights and mistakes. We begin by identifying the system, sometimes even the manufacturer, if one exists. The fiberglass reinforcing mesh color is the most readily available indication of the manufacturer. This can be deceiving, however, due to the practices of some installers. Stucco and EIFS systems are constantly changing and so the approximate year the system was installed provides a great deal of information that can be useful to a buyer. Because materials and installation practices have evolved, people in the trade with years of experience have an advantage over home inspectors and people unfamiliar with these changes. We include recent and current weather conditions as well as other site specific information that we feel aids the client. We measure the walls to establish the square footage of the system because this is how we base our fee but it is also handy information to include within the report should repairs be necessary.
The visual inspection will note any deficiencies pertaining to the installation as well as undesirable conditions therein. All major EIFS manufacturers have installation specifications but many have joined together to form EIMA. EIMA stands for EIFS Industry Members Associations and is an organization that works to ensure that contractors have the knowledge necessary for proper installations. The EIMA guidelines have been a great resource for years and is what we currently use for our inspection protocol. Details that don't comply with these guidelines are clearly documented in the report with photos and recommendations should any problems be discovered.
Water intrusion can be a detrimental occurrence in construction. Prolonged moisture buildup can cause damage to wood sheathing, framing and other materials subject to microbial growth or corrosion. Experience has shown that damage often occurs at areas of transition between EIFS and other materials such as window frames, door sills and roof flashing. Extensive structural damage can occur when water intrusion is large or is small in volume, frequent and undetected. The moisture analysis is performed using two types of moisture meters. The first is a Tramex Wet Wall Detector, a scanning device that indicates relative moisture percentages. The entire wall surface is scanned with this instrument. The second is an intrusive moisture probe, the Delmhorst J-2000. Probe testing is conducted only in areas that show an elevated relative moisture reading. The readings are recorded and holes were are filled with an approved sealant. Areas probed are indicated on the photos with a red number which is the actual moisture content in that area at the time of inspection.
Not all of our clients are interested in all the details but one thing they all want to know is "How much will it cost to fix?" Because of our years of experience in all corners of the trade, we can offer a very accurate budget estimate of repairs. Our Cost To Cure is offered as a starting number and not a proposal. You should never hire the inspector to perform the repairs. After the report is delivered, we continue to work with the client and any repairmen, agents, buyers or other interested parties to offer solutions and suggestions to help with the transaction.