Standards to Evaluate Stucco Failure

Windows and Doors

• Moisture is most likely to seep into stucco through poorly aligned or improperly sealed windows and doors. Check the molding around these openings for water stains, discoloration, fading, mildew or wood rot. Peeling paint on the door or window trim or on the interior or exterior walls is a sign of leaking or excessive condensation. Water accumulation on windowsills or door landings can seep under the exterior wall and damage the integrity of the stucco.

Flashing and Gutters

• Flashing -- pieces of sheet metal attached around the angles and joints where the roof attaches to the building to promote water run-off -- should be checked for positioning and damage. Inclement weather, high winds and house settling frequently dislodge or reposition flashing and make water run down into the stucco walls rather than onto the surrounding land. Puddles on decks and patios indicate misaligned or damaged flashing. Inspect gutters to ensure they are free of holes and unobstructed by leaves, nests or small animals.

Seals and Caulking

• Loose, disintegrating or missing caulking around windows or doors is a sign of water leakage that could invade the stucco. Examine the sealants at the bases of exterior light fixtures, decorative outer-wall attachments, mailboxes, satellite dishes and clothes-dryer vents and replace any that are loose, hard, cracked or inflexible to protect the stucco from water leakage.

Multiple Material Concerns

• Many stucco homes, especially those over 25 years old, have a variety of facings on the exterior. Stone, brick, wood panels, vinyl siding, fiberboard and cement board are exterior materials often combined with stucco for decorative purposes. These layers can hide leaks and deterioration that may damage the stucco. If visual inspection of these areas is not possible, hire an infrared inspection specialist to examine hidden areas for possible damage.

Preventive Maintenance

• If stucco is so damaged it requires replacement, have the contractor install moisture barriers and drainage planes that may not have been available when the original stucco was applied. These innovations are standard for new stucco buildings and provide good protection for older stucco.