Stucco Inspection Services in Portland, OR & Vancouver, WA

Traditional Stucco vs. Synthetic (EIFS)

Stucco comes in two main types: traditional or hard coat stucco, and synthetic stucco, also known as EIFS. Traditional hard coat stucco is made from Portland cement, sand, and lime, producing a durable, weather-resistant surface. Older stucco, dating back thousands of years, was made from sand, lime, and crushed marble, and still graces facades that remain intact centuries later.

Hard coat stucco is applied over a water-resistive barrier, followed by a mechanically fastened metal lath that provides the "key" holding the base coat, and then installed in three coats — scratch, brown, and finish — totaling roughly ⅞ inch thick. Variations exist, such as Western One Coat, which is actually two coats and closer to ½ inch thick.

EIFS, by contrast, is a thin, textured finish coat applied over insulation board prepared to manufacturer specifications. Its benefit is added insulation combined with the look of stucco.

Both systems give an attractive, durable finish when installed properly, and both are prone to water intrusion when they are not. Cracks, gaps, and water intrusion lead to water damage, mold, and even structural damage — and these issues usually go unnoticed on the surface, which is exactly why testing and inspection matter. Stucco inspections are often part of a real estate transaction: buyers want to know about hidden issues before purchase, and sellers want to know what to address before listing.

The Stucco Inspection Process

Our process is designed to uncover risks to the home. We perform both visual and invasive inspection, using tools like moisture meters and moisture probes to assess the moisture content behind the stucco. A visual inspection identifies obvious deficiencies, but only probing below the surface can verify moisture-related issues. We measure the moisture content of the wall structure beneath the stucco and probe for decay that needs repair.

Visual inspection comes first. We examine the exterior carefully, paying special attention to the areas most likely to have issues — around windows, decks, doors, and flashings — reviewing the whole installation up close and from a distance for signs of improper installation, damage, or failed sealants and flashings.

We commonly find failed or gapping sealant around windows and wall penetrations, and insufficient clearance between the cladding and grade. Stucco should have a minimum of 4 inches of clearance over soft grade like mulch and soil, and 2 inches from hard grade like driveways and walkways. Old stucco will never have the features current installations require, because those requirements did not exist 80 or 100 years ago; we do not recommend retrofitting old installations with features like flashing unless we find an issue requiring repair. When repairs are needed, we recommend they be made to current requirements.

The invasive inspection follows. We drill small ¼-inch holes in key areas — two per probe location — and insert moisture probes to measure the moisture content in the wall sheathing behind the stucco. During extended dry periods, moisture readings alone will often tell us nothing of value, which is why we also probe for decay: we push against the probes to see whether they pass through the sheathing. You should never be able to push a probe through sound OSB or plywood. If the sheathing feels soft or spongy, or the probe goes through, that indicates decay, and we recommend exploratory openings be cut to assess the extent of repairs needed.

What’s Included in the Report

After the inspection you receive a detailed report outlining all of our findings, with plenty of photos backing them up:

• Sealant issues: sealants around windows and doors can fail, allowing water to seep in
• Clearance issues: proper clearance from soft and hard grade prevents water wicking into the walls, stucco damage, and pest intrusion
• Damage to the stucco: damaged areas are annotated and recommended for repair
• Poor installation: signs of improper installation that could lead to long-term damage
• Improper, missing, or damaged flashing, which can cause water infiltration
• Openings or penetrations that should be properly sealed to avoid water intrusion
• Moisture probe readings: the locations we tested and the results
• Decay or damage found in the wall structure, clearly documented