ADAIR INSPECTION

Offers EIFS/Stucco/Siding Inspection Services Statewide

Call 214-328-8331 to Schedule your appointment

In accordance with the standards set forth by all EIFS manufactures and the organizations below. I have installed and inspected hundreds of start up and completed residential and commercial projects. Although I no longer partake in the actual installation of EIFS I am available for construction consultations, installation over site, phase inspection, and the inspection of new, remediation, and finished or older properties, clad with EIFS.

AWCI: Association of the Wall and Ceiling Industry 703-534-8300

Exterior Design Institute - The absolute best in EIFS Inspector ...

 

EIFS Industry Members Association (EIMA)

 

NAHB: National Association of Home Builders  

 

Oak Ridge National Labortory

 

Valuation Implications of EIFS

 

EIFS Facts.org

  • All Inspection Reports are accompanied by Moisture Analysis and Digital Photos
  • We are one of the few firms in Texas Certified and Equipped to properly inspect EIFS
  • EIFS Inspection Certification (EDI) Exterior Design Institute EIFS-MA TX # 39
  • We have been involved with the installation and inspection of EIFS since 1996

Additional Services Offered:

  • Noninvasive Testing
  • Moisture Intrusion Analysis
  • Invasive Probe Investigation and Testing
  • Structural Resistance Testing
  • Phase Construction Reporting
  • Building Consultant
  • What is EIFS (synthetic stucco) EIFS is the acronym for Exterior Insulation and Finish System. EIFS is different than traditional hard coat stucco. EIFS utilizes a thick insulation board installed on top of your plywood, OSB, or gyprock wall sheathing before the surface finish is applied. Most problems are a result of moisture getting behind or trapped in the EIFS. The foam insulation board acts like a sponge and traps water against your plywood sheathing. Eventually, with enough moisture you can experience thousands of dollars in dry-rot and structural damage.                  
  • What to do if your house has EIFS (synthetic stucco) If your house is sided with EIFS you should contact ADAIR INSPECTION immediately to schedule an appointment. The cost of a thorough, detailed inspection, depends on the number and size of your structure(s), foundation type, number of stories, and the extent of your problems. My company only does the inspection and repair recommendation portion of the process. In order to stay unbiased we make no EIFS repairs or affiliate ourselves with EIFS repair companies. Please contact us for your specific pricing.

    THE NATIONAL ASSOCIATION OF HOME BUILDERS

    November 30, 1998 Volume 14, Number 14

    Nation’s Building News

    Caution Advised in Using EIFS Systems

     

    Members who are installing barrier EIFS products in their homes are being strongly cautioned by NAHB that the design of the EIFS systems, unlike other cladding, does not allow water penetrating the external surface of the system to drain.

     

    NAHB believes that homes with barrier EIFS can develop moisture intrusion problems even when properly constructed according to industry standards. Also, home owners who do not diligently ensure that all openings in the house remain properly sealed and caulked over the life of the structure may be more likely to encounter water intrusion problems than with other types of cladding systems.

     

    NAHB agrees with liability insurance carriers, relocation services, mortgage lenders, building code officials in North Carolina and Georgia, and others who say that barrier EIFS systems make homes more susceptible to moisture intrusion problems. Some builders who have excellent records for quality in construction when building homes with other cladding systems have experienced problems with homes they built with barrier EIFS.

     

    There are two types of Exterior Insulation and Finish Systems, or synthetic stucco, in use. In a barrier EIFS system, if water gets behind the foam insulating board by passing through penetrations in the EIFS – such as those for doors, windows, leakage through window frames, foot/wall intersections, chimneys and deck attachments – then it can become trapped and soak into the sheathing and other building components.

     

    It is for this reason that "drainable" EIFS systems are now being marketed. These new systems attempt to correct the drainage problems by providing a way for intruding water to escape. However, test results on the long-term effectiveness of these new systems are not yet available, and it remains to be seen whether the drainable systems are less problematic than barrier EIFS.

     

    Water damage to homes with barrier EIFS has resulted in numerous lawsuits, including a pending class action suit in North Carolina. The EIFS industry has blamed the problem on inadequate installation by builders. However, NAHB believes that these accusations are distracting attention from a more important issue: that barrier EIFS systems don’t provide a back-up system for protection against the water intrusion that occurs in most residential construction.

     

    All exterior finishes – vinyl, wood siding, brick, etc. – can, and do, experience occasional water intrusion problems such as when sealants crack or break down. However, these cladding systems allow the moisture to escape, unlike barrier EIFS systems, which trap the moisture – a point that some EIFS manufacturers ignore when claiming that the EIFS products are not the source of the moisture entry.

     

    Barrier EIFS were originally designed for masonry construction and typically used in the commercial sector. Integration of building components tended to be oriented toward commercial construction. In NAHB’s opinion, the barrier EIFS systems have proven to be incompatible with the existing wood frame construction methods typically used in residential construction in the United States, and that has resulted in significant problems.

     

    Determining the scope of the problem is difficult, because the damage usually occurs between the interior and exterior walls, which cannot be visually inspected. Although NAHB does not have an estimate of the number of EIFS homes with moisture intrusion problems, the problem is believed to be national in scope and not confined to states in the Southeast. NAHB examinations have determined that the level of damage is usually confined to less than 5% of the sheathing, which means that the large majority of moisture problems are manageable and can be repaired at a reasonable cost.

     

    During the past two years, NAHB has been working with consumers, manufacturers, insurers and other interested parties to try to negotiate a settlement so that most of the monies expended would be devoted to fixing houses for home owners rather than paying legal fees. Also, HAHB and the NAHB Research Center have been working with EIFS manufacturers (such as Dryvit Systems, Inc. and Sto Corp.), Zurich Insurance (formerly known as "The Maryland") and building code officials to develop repair methods that cost effectively retrofit barrier-EIFS so that water entering behind exterior cladding does not become trapped and has an avenue of escape. These methods are currently being field tested and are expected to be available in the marketplace some time next year.

     

    More about EIFS

    EIFS, or Exterior Insulated Finishing Systems, (sometimes referred to as "synthetic stucco") are wall systems that incorporate insulation with the exterior cladding and were invented in Europe after 1947. German engineers formulated a variety of materials utilizing polymer chemistry around the same time. These modern materials were based on plastics technology and were soon brought together to form what is known as an EIFS wall system.

    Use of the product became very popular due to its physical, aesthetic and economical characteristics. The rebuilding of Europe after the Second World War spawned widespread usage of these systems that worked well with construction standards at that time. Typical construction of residential dwellings in Europe consisted of a masonry structure and then the application of an EIFS wall system. The first commercial producer of EIFS in Europe was the Sto Corporation.

    The first project in the United States was begun in Rhode Island in 1969. The introduction stage lasted up until about 1976. During this time, one company, the Dryvit Co., manufactured and marketed the product in this country. Application was primarily in the commercial market.

    From 1976 to 1990, substantial growth occurred in this industry. Additional competition entered the marketplace and projects were completed which received national attention from industry press. The manufacture and installation of EIFS wall systems were becoming known as an industry and there was significant development as a result of increased competition.

    Today EIFS buildings account for nearly 17% of the commercial market and about of the 3% of the residential market.

    EIFS is a non-load bearing exterior wall finishing system that gives the building a stucco-like appearance.

The system typically consists of four components:

1) Panels of expanded polystyrene foam insulation glued and screwed to the substrate or vapor barrier.
2) A base coat that is troweled over the foam insulation panels.
3) A glass fiber reinforcing mesh that is laid over the polystyrene insulation panels and fully embedded in the base coat and.
4) A finish coat that is troweled over the base coat and the reinforcing mesh. The base coat, mesh and finish coat are usually 1/8 to 1/4 of an inch thick. This is also called the lamina.

There are two basic types of EIFS currently in use in this country, barrier and water-managed (or drainage). Barrier EIFS is designed to divert all water from the exterior surface. Water-managed EIFS assumes that some water will penetrate the surface and incorporates redundant water-management features (flashing, weeping, drainage plane and water-durable substrates) to ensure that water that penetrates the exterior finish will quickly exit the system. Most EIFS clad homes in the U.S. are barrier EIFS systems.

The advantage of EIFS as a finishing system is that it is energy efficient and economical to install. Regrettably, barrier EIFS systems have been found to have problems, often severe, with moisture intrusion, the overwhelming majority of which are due to poor installation practices by installers. In 1995, building inspectors in Wilmington, North Carolina discovered severe moisture damage on hundreds of EIFS clad homes in that area. Similar problems have since been discovered on EIFS clad homes in other parts of the country, resulting in class action lawsuits against the EIFS manufacturers. In some cases, removal of the EIFS cladding has revealed extensive water damage to the framing, compromising the buildings’ structural integrity.

Because the EIFS system is practically watertight, water that penetrates behind the EIFS sheathing does not readily evaporate. The barrier EIFS system is designed to allow for small amounts of water vapor, but the system does not allow larger amounts of moisture to readily evaporate. Water can become trapped and can be absorbed into the substrate and framing. Unlike more traditional facades, there is normally no secondary barrier (housewrap or building paper) installed behind the EIFS to protect the sheathing or framing. Severe damage could occur without any exterior signs. These problems can exist regardless of the age of the building or the quality of construction. Some of our inspections have revealed extensive damage to buildings’ substrate and framing, of which the homeowners were completely unaware. If problem areas are identified, preventative measures can be taken before damage occurs, or before it becomes extensive enough to jeopardize the structural integrity of the building. Early detection and prevention of moisture intrusion can save thousands of dollars in repairs later on.

Water does not usually enter through the EIFS system itself, but through penetrations in the EIFS. The most common areas of moisture intrusion are around windows and doors, at the intersections between the EIFS and the roof, and areas where the EIFS has been penetrated by attachments such as mailboxes, shutters, decorative molding, roof gutters, railings, deck attachments, vents, chimney caps over EIFS clad chimneys, and utility lines and pipes, et al. Meticulous attention to the EIFS manufacturer's installation instructions is essential to prevent water intrusion. EIFS systems also depend heavily on sealants to keep moisture from getting behind the system. If the sealant is improperly installed, of the inappropriate type, decayed, damaged or missing, water intrusion may occur. Moisture intrusion may also occur if the EIFS itself is cracked or damaged.

An EIFS moisture inspection is intended to identify installation defects, locate areas of high moisture content in the sheathing and framing, to identify areas where the substrate has already been damaged by water, and to identify areas of potential moisture intrusion. Often, an EIFS moisture inspection will detect leaks that are not related to the EIFS system at all. For example, our inspectors have located plumbing leaks, roof leaks and leaks from shower and bathtub enclosures during EIFS inspections.

There are standard inspection protocols governing EIFS inspections, but each building must be evaluated independently. The nature and scope of the inspection may change according to what is discovered. The inspection of the average house takes about 2 hours, but may take several hours, and may even span more than one day.

Before the inspection the buyer, homeowner, Insurance Company, or other client is asked to detail what specific areas of concern should be addressed, any problems that have been seen, and other information about the building. When the EIFS inspection occurs as a result of a real estate sale, the EIFS inspector should coordinate with the home inspector and the termite inspector to share information and findings. After the inspection, a customized report is prepared for the homeowner or client, including recommendations about maintaining an EIFS building to minimize the risk of water damage.

In a standard EIFS inspection a non-intrusive moisture scanner (Tramex Wet Wall Detector®) is used to identify areas of probable high moisture content. In an exhaustive inspection areas where the scanner indicates high moisture content probability a probe moisture meter (Tramex® Professional Moisture Meter for Wood) is inserted to test for the moisture content of the substrate and to test for damage to the substrate.  The probe moisture meter is also used at random locations throughout the system, and in areas where potential moisture intrusion typically occurs, such as near windows. High moisture content in the probe reading indicates that water intrusion has indeed occurred, and may be causing structural damage to the building. If the probe indicates that the substrate is soft, this could be a sign that significant damage has already occurred. The probe moisture meter will make small ice pick-sized holes in the EIFS, which are then sealed by the inspector with an industry-approved sealant. A Structural Resistance Tester (SRT) may also be incorporated to determine the moisture's effects on the substrates. 

If the probe moisture meter indicates high moisture content, or if areas of soft substrate are found, it may be necessary or advisable to conduct a more invasive inspection. This will involve removing sections of the EIFS to physically inspect the substrate or framing. Sometimes significant damage is discovered, which, if not repaired, could jeopardize the building’s structural integrity.

Annual inspections of EIFS buildings are recommended by the industry, including all of the systems manufacturers and the National Association of Home Builders, to minimize the risk of serious damage and to identify potential problems before they become serious. Be sure to utilize the services of an EDI (Exterior Design Institute) and EIMA (EIFS Industry Members Association) certified EIFS inspector.

  • These are useful links if you want to research EIFS, defective siding, or file a claim. They also have pictures, FAQ's, and other useful information. Clicking will take you away from this site, please bookmark for future reference.

http://www.buildingscience.com/resources/walls/EIFS.pdf

Exterior Design Institute 

EIFSInfo.net

EIFS Information @ Kinsella Communications

EIFS Legal Network

EIFS Cleaning http://www.exterior-design-inst.com/CleaningSpecifications.html 

EIFS Industry Members Association www.eima.com

Legal News about EIFS www.stuccolaw.com

EIFS Alliance www.eifsalliance.com

Stucco cracks http://www.stuccomfgassoc.com/cracks.html 

Corev America Inc. - Offers textured architectural coatings and EIFS products. Features product testing information and photo gallery.

Dryvit Systems, Inc. - EIFS materials and related products for industrial, commercial, institutional and residential buildings.

EIFS Facts - Information on commercial and residential EIFS, including case studies, pictures, insurance information, and specifications. Includes a directory of contractors and distributors belonging to the EIFS Industry Members Association (EIMA).

EIFS Legal Network - Legal resource for owners of EIFS or synthetic stucco clad homes. Information on legal recourse for failing EIFS or synthetic stucco.

EIFSweb.com - Resource site for exterior insulation and finish systems used on virtually all types of low rise, mid rise and high rise construction.

Elrey Stucco - Manufacturers of stucco and EIFS wall systems in the southwestern United States.

Master Wall Inc. - Manufacturers of exterior insulation and finish systems, drainage EIFS and textured stucco finishes. Design and technical information.

Pleko - Pleko EIFS provides a durable, insulated, weather resistant and virtually maintenance free building envelope.

Preswitt Mfg. Ltd. - Manufacture and develop acrylic interior and exterior coatings and exterior insulation finish systems.

Senergy, LLC - Manufacture exterior insulation and finish systems, stucco, specialty finishes and architectural coatings for residential and commercial construction. Includes technical data and distributor locator.

Sto Corp. - Multinational manufacturer of EIFS and other specialty construction products. Detailed technical information and links to design and engineering services.

W.G. Adams Corporation - A library of information for homeowners on maintaining and restoring EIFS systems provided by an Atlanta, GA EIFS, stucco and plaster contractor.

Wind-lock Corporation - Supply fastening systems and tools for the EIFS professional. Includes catalogs, material data sheets, and application instructions.

http://www.stocorp.com/webfiles.nsf/view+other+docs/tech+articles+-+engineered+pvc+flashing+for+repair - Window leak repair method

Xlent Equipment - A catalogue of our EIFS spray equipment and adhesive applicator equipment with pictures and details.

Stucco Crack Policy http://www.stuccomfgassoc.com/papers/crack.pdf 

EIFS-Stucco Materials and Suppliers

Is Stucco water-resistant? Testing of a cement plaster basecoat has shown that when properly mixed and applied and adequately cured, a 3/4-inch (19 mm) cement plaster membrane is vapor permeable and water-resistant.

A stucco assembly (water-resistant barrier, lath and cement plaster) is classified as a concealed weather-barrier system, which accommodates moisture intrusion that may occur at wall penetrations (windows, vents, etc.). The water-resistant barrier drainage plane between the cement plaster and the substrate directs the moisture, in drainage-fashion, down and out to a weepage point.

An important physical property of a stucco assembly is that it breathes, allowing moisture vapor between the water-resistant barrier and cement plaster to escape through to the outside.

In the design and application of a stucco system, it is important to focus on keeping water out. There always is the possibility that moisture may enter. Therefore, it is reassuring to know that a properly installed drainage plane stucco assembly allows moisture to dry and or drain out.

In order to ensure moisture intrusion does not affect the substrate or structural members of your home all manufacture’s materials installation instructions along with these protocols should be strictly adhered too.

Hot & Humid Climate Building Guide: http://www.buildingscience.com/designsthatwork/hothumid/profiles/maitland.pdf

House wrap Installation Guide: http://www.buildingscience.com/resources/walls/problems_with_housewraps.htm

Lath, Flashing, and Stucco Installation Guide: http://www.opkansas.org/Documents_and_Forms/lath_install.pdf

National One Coat Stucco Association: http://www.nocsa.org/tech.htm

Window Flashing and House wrap Installation Guide: http://www.buildingscience.com/resources/walls/Water_Management_Details-Housewraps_Flashings_Windows.pdf

The Preservation and Repair of Historic Stucco
  

The term "stucco" is used to describe a type of exterior plaster applied as a two-or-three part coating directly onto masonry, or applied over wood or metal lath to a log or wood frame structure. Stucco is found in many forms on historic structures throughout the United States. It is so common, in fact, that it frequently goes unnoticed, and is often disguised or used to imitate another material. Historic stucco is also sometimes incorrectly viewed as a sacrificial coating, and consequently removed to reveal stone, brick or logs that historically were never intended to be exposed. Age and lack of maintenance hasten the deterioration of many historic stucco buildings. Like most historic building materials, stucco is at the mercy of the elements, and even though it is a protective coating, it is particularly susceptible to water damage. Stucco is a material of deceptive simplicity: in most cases its repair should not be undertaken by a property owner unfamiliar with the art of plastering. Successful stucco repair requires the skill and experience of a professional plasterer. Although several stucco mixes are representative of different periods are provided here for reference Each project is unique, with its own set of problems that require individual solutions

  
Historical Background 
 
The stucco on the early-19th century Richardson-Owens-Thomas House in Savannah, Georgia, is a type of natural cement.

Stucco has been used since ancient times. Still widely used throughout the world, it is one of the most common of traditional building materials. Up until the late 1800's, stucco, like mortar, was primarily lime-based, but the popularization of portland cement changed the composition of stucco, as well as mortar, to a harder material. Historically, the term "plaster" has often been interchangeable with "stucco"; the term is still favored by many, particularly when referring to the traditional lime-based coating. By the nineteenth century "stucco," although originally denoting fine interior ornamental plasterwork, had gained wide acceptance in the United States to describe exterior plastering. "Render" and "rendering" are also terms used to describe stucco, especially in Great Britain. Other historic treatments and coatings related to stucco in that they consist at least in part of a similarly plastic or malleable material include: parging and pargeting, wattle and daub, "cob" or chalk mud, pise de terre, rammed earth, briquete entre poteaux or bousillage, half-timbering, and adobe. All of these are regional variations on traditional mixtures of mud, clay, lime, chalk, cement, gravel or straw. Many are still used today.

 
The stucco finish on Arlington House, Arlington, Virginia, was marbleized in the 1

Revival Styles Promote Use of Stucco

The introduction of the many revival styles of architecture around the turn of the twentieth century, combined with the improvement and increased availability of portland cement resulted in a "craze" for stucco as a building material in the United States. Beginning about 1890 and gaining momentum into the 1930s and 1940s, stucco was associated with certain historic architectural styles, including: Prairie; Art Deco, and Art Moderne; Spanish Colonial, Mission, Pueblo, Mediterranean, English Cotswold Cottage, and Tudor Revival styles; as well as the ubiquitous bungalow and "four-square" house. The fad for Spanish Colonial Revival, and other variations on this theme, was especially important in furthering stucco as a building material in the United States during this period, since stucco clearly looked like adobe.

Although stucco buildings were especially prevalent in California, the Southwest and Florida, ostensibly because of their Spanish heritage, this period also spawned stucco-coated, revival-style buildings all over the United States and Canada. The popularity of stucco as a cheap, and readily available material meant that by the 1920s, it was used for an increasing variety of building types. Resort hotels, apartment buildings, private mansions and movie theaters, railroad stations, and even gas stations and tourist courts took advantage of the "romance" of period styles, and adopted the stucco construction that had become synonymous with these styles.

 
The damage to this stucco appears to be caused by moisture infiltration.

A Practical Building Material

Stucco has traditionally been popular for a variety of reasons. It was an inexpensive material that could simulate finely dressed stonework, especially when "scored" or "lined" in the European tradition. A stucco coating over a less finished and less costly substrate such as rubblestone, fieldstone, brick, log or wood frame, gave the building the appearance of being a more expensive and important structure. As a weather-repellent coating, stucco protected the building from wind and rain penetration, and also offered a certain amount of fire protection. While stucco was usually applied during construction as part of the building design, particularly over rubblestone or fieldstone, in some instances it was added later to protect the structure, or when a rise in the owner's social status demanded a comparable rise in his standard of living.

Composition of Historic Stucco

Before the mid-to-late nineteenth century, stucco consisted primarily of hydrated or slaked lime, water and sand, with straw or animal hair included as a binder. Natural cements were frequently used in stucco mixes after their discovery in the United States during the 1820s. Portland cement was first manufactured in the United States in 1871, and it gradually replaced natural cement. After about 1900, most stucco was composed primarily of portland cement, mixed with some lime. With the addition of portland cement, stucco became even more versatile and durable. No longer used just as a coating for a substantial material like masonry or log, stucco could now be applied over wood or metal lath attached to a light wood frame. With this increased strength, stucco ceased to be just a veneer and became a more integral part of the building structure.

 
Caulking is not an appropriate method for repairing cracks in historic stucco.

Today, gypsum, which is hydrated calcium sulfate or sulfate of lime, has to a great extent replaced lime Gypsum is preferred because it hardens faster and has less shrinkage than lime. Lime is generally used only in the finish coat in contemporary stucco work.

The composition of stucco depended on local custom and available materials. Stucco often contained substantial amounts of mud or clay, marble or brick dust, or even sawdust, and an array of additives ranging from animal blood or urine, to eggs, keratin or gluesize (animal hooves and horns), varnish, wheat paste, sugar, salt, sodium silicate, alum, tallow, linseed oil, beeswax, and wine, beer, or rye whiskey. Waxes, fats and oils were included to introduce water-repellent properties, sugary materials reduced the amount of water needed and slowed down the setting time, and alcohol acted as an air entrainer. All of these additives contributed to the strength and durability of the stucco.

The appearance of much stucco was determined by the color of the sand--or sometimes burnt clay--used in the mix, but often stucco was also tinted with natural pigments, or the surface whitewashed or color-washed after stuccoing was completed. Brick dust could provide color, and other coloring materials that were not affected by lime, mostly mineral pigments, could be added to the mix for the final finish coat. Stucco was also marbled or marbleized--stained to look like stone by diluting oil of vitriol (sulfuric acid) with water, and mixing this with a yellow ochre, or another color. As the twentieth century progressed, manufactured or synthetic pigments were added at the factory to some prepared stucco mixes.

Methods of Application

Stucco is applied directly, without lath, to masonry substrates such as brick, stone, concrete or hollow tile. But on wood structures, stucco, like its interior counterpart plaster, must be applied over lath in order to obtain an adequate key to hold the stucco. Thus, when applied over a log structure, stucco is laid on horizontal wood lath that has been nailed on vertical wood furring strips attached to the logs. If it is applied over a wood frame structure, stucco may be applied to wood or metal lath nailed directly to the wood frame; it may also be placed on lath that has been attached to furring strips. The furring strips are themselves laid over building paper covering the wood sheathing.
 
The dry materials must be mixed thoroughly before adding water to make the stucco.

Wood lath was gradually superseded by expanded metal lath introduced in the late-nineteenth and early-twentieth century. When stuccoing over a stone or brick substrate, it was customary to cut back or rake out the mortar joints if they were not already recessed by natural weathering or erosion, and sometimes the bricks themselves were gouged to provide a key for the stucco. This helped provide the necessary bond for the stucco to remain attached to the masonry, much like the key provided by wood or metal lath on frame buildings.

Like interior wall plaster, stucco has traditionally been applied as a multiple-layer process, sometimes consisting of two coats, but more commonly as three. Whether applied directly to a masonry substrate or onto wood or metal lath, this consists of a first "scratch" or "pricking-up" coat, followed by a second scratch coat, sometimes referred to as a "floating" or "brown" coat, followed finally by the "finishing" coat. Up until the late-nineteenth century, the first and the second coats were of much the same composition, generally consisting of lime, or natural cement, sand, perhaps clay, and one or more of the additives previously mentioned. Straw or animal hair was usually added to the first coat as a binder. The third, or finishing coat, consisted primarily of a very fine mesh grade of lime and sand, and sometimes pigment. As already noted, after the 1820s, natural cement was also a common ingredient in stucco until it was replaced by portland cement. Both masonry and wood lath must be kept wet or damp to ensure a good bond with the stucco. Wetting these materials helps to prevent them from pulling moisture out of the stucco too rapidly, which results in cracking, loss of bond, and generally poor quality stuccowork.

Traditional Stucco Finishes

Until the early-twentieth century when a variety of novelty finishes or textures were introduced, the last coat of stucco was commonly given a smooth, troweled finish, and then scored or lined in imitation of ashlar. The illusion of masonry joints was sometimes enhanced by a thin line of white lime putty, graphite, or some other pigment. Some nineteenth century buildings feature a water table or raised foundation of roughcast stucco that differentiates it from the stucco surface above, which is smooth and scored. Other novelty or textured finishes associated with the "period" or revival styles of the early-twentieth century include: the English cottage finish, adobe and Spanish, pebble-dashed or dry-dash surface, fan and sponge texture, reticulated and vermiculated, roughcast (or wet dash), and sgraffito.

Regular Maintenance 

Although A. J. Downing alluded to stuccoed houses in Pennsylvania that had survived for over a century in relatively good condition, historic stucco is inherently not a particularly permanent or long-lasting building material. Regular maintenance is required to keep it in good condition. Unfortunately, many older or historic buildings are not always acco