GLOBAL PROPERTY INSPECTIONS TECHNICAL BULLETIN

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1 GLOBAL PROPERTY INSPECTIONS TECHNICAL BULLETIN TM June 1, 2002 TOPIC: Exterior Coverings This is the sixth in a series of technical bulletins in which an over-all examination of the home will be discussed as viewed through the inspection process. Some of the items in this series will not be able to be seen through the visual process of inspection, but will be presented to give a better understanding of how a home is constructed and items to address during the inspection process. So far in this series of bulletins we have discussed the basic components and construction practices for building a home starting with basic foundations and following through with floor, wall, and roof framing. In this bulletin we will briefly discuss basic types of exterior surface coverings, their installation techniques and what an inspector looks for during the course of an inspection. Wood Siding Up until the late 1960 s if a home had actual wood siding on it, the siding material was probably either cedar wood or sometimes redwood. Because of supply and demand and the expense of real wood siding the material has been replaced with a composite look alike materials. True wood siding was available in a horizontal lap, varied from 6 to 8 inch widths, and was available in up to 16-foot lengths. When properly installed and properly maintained (caulk and painted), true wood siding can last a very long time.

2 The previous drawing is an example of the various types of true cedar wood siding and of how they are to be properly lapped, installed and nailed. Life expectancy of this type of siding when properly maintained (caulked, sealed and painted) can be as much as fifty (50) to sixty (60) years. Inspecting Wood Siding When inspecting wood siding the main thing to look for is proper nailing or fastening techniques. Was the siding installed properly? Although not visible, it is difficult to tell whether or not wood siding has been properly nailed. Nail heads may not always be visible. What to look for are signs of excessive cracking of the boards. Composite Wood Siding Composite siding was introduced to the construction industry in the mid to late 70 s. It is a type of exterior cladding that is available in many different styles, designs, and patterns. It is made from wood by-products such as sawdust, cardboard, paper, wafers, and glue. The different materials are mixed together, coated in resin and formed in a mold under heat and pressure to form individual clapboards varying from 6 to 8 inch widths and up to 16 foot long or 4X8 sheets. Some of the 4X8 sheets have been formed to look like stucco. Louisiana Pacific (LP), Masonite, Georgia Pacific (GP), and Weyerhaeuser Corporation are among the top four producers for composite siding. All of the manufacturers at one time have been or are currently under class action lawsuits in regards to the defectiveness of the materials and the way the products have been produced.

3 Determining which brand of composite siding can be difficult. Only Louisiana Pacific (LP) in a limited version stamped their company logo into the pieces. Weyerhaeuser and Masonite identified their products by ink stamping on the back of their products making it difficult to identify. Inspecting Composite Siding When inspecting composite siding look for signs of improper installation and lack of homeowner maintenance. Signs of improper installation would be evidence of over-driven nails; signs of the nail heads penetrating beyond the surface of the material and no evidence of filling the hole, open butt joints that were not properly caulked and sealed. In doing this procedure, it allows water and moisture to penetrate the inner surface of the material, which causes the material to decompose prematurely. Lack of proper installation can also include improper caulking and lack of painting. If the siding is not painted and kept sealed at regular intervals, water penetration can occur by wicking back up into the drip edge of the material causing excessive swelling. Depending on severity, the piece may have to be replaced At best, depending upon exposure, exterior surfaces that require maintenance like caulking and painting should be evaluated every five to seven years. If maintained properly composite siding can have a life expectancy of twenty (20) years. An inspector may not be able to ascertain which particular brand of siding is present. It may be possible that if the garage walls are unfinished or the gable ends of the attic are unfinished and accessible, the ink stamp markings may be visible.

4 Above pictured is an example of swollen drip edges of composite siding due to insufficient maintenance by keeping the surface painted. This siding will have to be replaced. In the above example this deterioration could have been prevented had the siding edges been properly caulked and sealed.

5 Hardcoat and Synthetic (EIFS) Stucco Hardcoat stucco in one form or another has been around for over 100 years. Traditional stucco, AKA Hardcoat is also known as FRP stucco, (fiber-reinforced plaster). System applications are as follows: the substrate surface or underlayment can be either brick or cement block, plywood or oriented strand board, (OSB). A layer of asphalt impregnated moisture barrier, AKA tarpaper or builders felt is applied. Metal lathe or wire mesh is applied which actually holds the mortar to the structure and then the mortar is applied in a one to three coat process. Typically there are less problems associated with this type of stucco system as apposed to EIFS stucco. Cracking can occur due to age and sometimes excessive settlement of the home. It is difficult to conduct moisture tests on hardcoat stucco due to the presence of the wire mesh system. Moisture meters are used to conduct these tests, which if the moisture probes come in contact with the wire mesh can result in a positive moisture reading. The above diagram is an example of a hardcoat stucco system installation. Hardcoat stucco systems are breathable, drainable and durable exterior finish systems. A moisture barrier is typically installed inside or underneath the system. These types of systems can be identified by a solid sound when tapping on the wall. Often times it can be identified on the ends of the system by exposed metal lathe. It is a very hard system based upon the thickness of the mortar finish. Synthetic stucco AKA EIFS, which stands for Exterior Insulated Finish Surfaces has been installed in residential applications since the early 1980 s here in the United States. Synthetic stucco has been around since after World War II, introduced primarily in Europe to help speed up the process of recovery and rebuilding after the war.

6 Synthetic stucco looks great, is easy to shape to create decorative coins and corner keystones on a home. It is a very good insulating system primarily due to the 1 ½ to 2-inch thick styrofoam insulation that is incorporated into the system. It is one of the most expensive exterior cladding systems on the market provided it has been installed correctly. That is the apparent problem; no one seems to know how to install it correctly. Some of the bigger manufactures of these types of systems are: Dryvit, Sto, Bonsol and United States Gypsum to name a few. The typical installation for EIFS is as follows: the systems can be applied over brick or concrete block or plywood or OSB, just like a hardcoat system. The styrofoam is then applied by either gluing or mechanical fasteners per manufactures details of the systems. A fiberglass mesh is applied with a skim coat of mortar and then secondary mortar coat applied over the styrofoam to complete the finish. All manufacturers of the system recommend proper back wrapping and appropriate usage of backer rods and caulk at all penetrations. These penetrations to include all outside electrical outlets and light fixtures, windows and door trim terminations, A/C refrigerant lines or termination where two dissimilar materials meet.

7 Above is an example of the appropriate usage of backer rods and efficient use of caulk. This method of installation should be visible at all window and door terminations and terminations where two dissimilar materials meet. Another installation detail often times overlooked is the appropriate usage of flashing material, especially kick-out flashing. Kick out flashings should be installed to prevent water intrusion by re-direction. Another important detail is step flashing (shown in the previous drawing along with kick out). These types of details should be incorporated in all types of exterior finish systems regardless of what type of system is present. The biggest problem with EIFS systems is that if moisture and water are allowed to penetrate the surface, it can remain trapped inside the surface causing extensive damage to wood substrates and framing members. Inspecting EIFS: WHEN EVER EIFS SYSTEMS ARE PRESENT ON THE HOME, IT IS STRONGLY RECOMMENDED TO HAVE THE EXTERIOR OF THE HOME FURTHER EVALUATED BY A QUALIFIED EIFS INSPECTOR OR CONTRACTOR!!!!!!!!!

8 When inspecting a home as a General Home Inspector, the areas in the previous drawing are potential areas for problems associated with EIFS homes. Brick Veneer With todays brick homes understand that the homes are not constructed with solid brick and mortar masonry walls, but what is called brick veneer. The above diagram depicts the differences between the two. Primarily note the presence of or lack of weep holes and lintels. The weep holes allow for moisture drainage and lintels provide support without the added number of bricks, thus reducing the total weight.

9 The previous drawing is an installation detail for a brick veneer surface. Veneer ties are systematically installed at appropriate locations to help hold the bricks in place and to the framed wall surface. A moisture barrier has been installed on the wood sheathing. Inspecting Brick Veneer When inspecting brick veneer there are several things to keep in mind. Is there any excessive bowing of the walls? What condition are the lintels in? Are there weep holes Present? Excessive bowing of a brick veneer wall could be a result of several things. Some of those possibilities could be and although not visible for inspection purposes, an appropriate sized footing called a ledger must be incorporated into the foundation footing to accommodate the veneer surface. Often times what attributes to bowing of brick veneer surfaces is failure of the brick ties. They can either pull loose from the mortar of the bricks or can pull loose from the wall surface.

10 The presence of weep holes or a drainage system is very important. New construction methods now require that weep holes be installed approximately every thirty-six (36) inches and between four (4) to six (6) inches above grade level as not to create conducive conditions for termites and other wood destroying organisms. Rusting lintels can cause expansion of the surface, which does allow cracks to form around the windows. These cracks can allow excessive moisture to penetrate behind the surfaces causing problems internally with sheathing and structural wall components. In this bulletin we have only scratched the surface with the various types of exterior claddings that can be found on today s homes. There are other claddings such as vinyl, aluminum and steel sidings, Hardy Plank, which is a cement based composite siding, as well as wood shake siding. The information presented in this bulletin has been drafted to cover the basic coverings found on today s homes. This bulletin has been drafted to be general in nature and not technically exhaustive.