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No weep screed, no problem?

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Frederick R. Ruffell

Senior Member
Joined
Jan 21, 2002
Professional Status
Certified General Appraiser
State
California
I don't think so!
I have recently been told that reporting the lack of a weepscreed (as a health and safety issue) and making my reports subject to an inspection of the stucco system is "overkill" read this article and tell me if you think I am guilty of overkill??
www.techstuff.com/mold&fungus.htm
Who knew it could be structural as well???
 

Farm Gal

Elite Member
Joined
Jan 14, 2002
Professional Status
Licensed Appraiser
State
Nebraska
Frederick:

I am going to toss out an opinion to you.

I would personally not require weep screeds on true stucco in your So CA climate. I would require them on EIFS (Exterior Insulated Finish System - 'new stucco') properties.
~~~~~~
Stucco (real cementatious non-latex old style stucco) breathes (as long as no one covered it with oil base paint :roll: ). I honestly beleive the requirement could be considered overkill.
~~~~~~
EIFS does not breath if water can be entrapped: while your climate tends not to cause huge winter condensation issues, the summer cooling period could.

Hot wet wood rots FAST. There were a number of homes in the KC area which were substantially damaged (up to 40% of exterior wall area) due to EIFS...

There is a great deal of debate about whether (or even IF) it is possible with proper weepscreed installation, AND proper flashing and caulking AND all other reccomended precautionary measures this EIFS exterior system works 100%.

I appraise no house with EIFS without covering my rear. I wouldn't 'call it good' even if I saw weepscreed, because other failures or the lack of weepscreed above the bottom 2" of exposure is not guarunteed. If I can't see it and don't know it's installed right I am not buying it.

(ever see the guys pull the rebar out of a slab floor right after the inspector leaves :?: :!: 8O :evil: )

That screed aint cheap :evil:
 

Frederick R. Ruffell

Senior Member
Joined
Jan 21, 2002
Professional Status
Certified General Appraiser
State
California
Good points Lee Ann,

Might I submit that Stucco (real cementatious non-latex old style stucco) is porous, and as such does experiance "wicking" and Capillary Migration, especially when the stucco system ends at or below grade, as is the case with the properties that I have conditioned. Now that We here in San Diego are at or above the normal annual rainfall amounts I suspect that i
I will be seeing the actual mold growth.
 

Farm Gal

Elite Member
Joined
Jan 14, 2002
Professional Status
Licensed Appraiser
State
Nebraska
Frederick:
:lol: :lol: Granted, however I submit that "they" shoulnd't have permitted the dirt to creep up over the siding no matter WHAT the composition! I mean DUH!!! :wink:

THAT would be an automatic WDO inspection whther it is FHA or not in my practice :evil: Dummies... :evil:

Agreed that even vertical walls(!) with no earth contact, are subject to capilary action (particularly when first subjected to the 'CA shakes' and then baked for a few years with no care :roll: ). Water can wick in, but at least its two way travel!:

That darn EIFS entraps moisture even from daily living and oh MAN can it eat up wood 8O
 

Verne Hebert

Senior Member
Joined
Feb 25, 2002
Professional Status
Certified General Appraiser
State
Montana
I moved to Montana ten years ago from the SF area. There was no zoning and no building codes.

Often I called form venting in either the attic or the crawl space or both. The local loan folks screamed!

Here we are ten years later.................and this whole mold thing (ventilation thing) has reared its ugly head across the nation. We will soon see Medusa.

At least note the lack of. Calling for an inspection will promote screaming. I think you will find a lot of problem buildings exist. A lot more than you think.
 
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