Adhered Veneer Products:
Other (load bearing walls evaluated for visual deficiencies only):
Masonry Veneer (non-load bearing siding commonly known as a Veneer):
Masonry (load bearing walls evaluated for visual deficiencies only):
Determine type of exterior cladding installed on dwelling/commercial building and document in the inspection report;
Photograph all elevations including detail photos of areas of concern;
Inspect all components such as kickout flashings, roof flashings, deck flashings, chimney flashings, window and door head flashings, sealant joints and any other components unique to dwelling/building, and document whether properly installed and functioning, or not installed, improperly installed and failing, or need maintenance and/or remediation;
Inspect all penetrations such as light fixtures, utility penetrations and any other penetrations unique to dwelling/building;
Moisture probe below kickout flashings, roof flashings, deck flashings and chimney flashings; Moisture probe under windows, inspect window construction, and inspect for wood rot, if applicable;
Document any cracks and/or separations in the field including reveals, expansion joints, control joints and floor line joints;
Inspect terminations and document whether properly terminated or improperly terminated to other finishes or terminated below grade;
Inspect chimney components and chimney cap, when accessible, and document condition;
Photograph all moisture probes and readings obtained, document findings in the inspection report and recommendations for maintenance and/or remediation;
Document any areas where the substrate appeared to be soft upon probing;
Document any areas that need further evaluation upon remediation or areas that need intrusive evaluation to determine extent of damage and necessary remediation;
Seal all probe holes with sealant that best matches finish coat, and touch-up with finish coat, if available.
A weep screed is a drainage accessory located at the bottom of framed walls (sometimes over masonry/foundation walls) between each level of a structure, above the foundation level. The weep screed accessory when installed with a proper Weather-Resistant Barrier (WRB) should terminate along the bottom of the wall system providing a weeping drainage channel. Without this weeping drainage channel, moisture may become trapped which could lead to damage within the wall cavity. Even masonry wall systems (full masonry units using metal wall anchors) should have weep holes with through wall flashings to allow for similar wall drainage.
According to all national and local building codes, Stucco and Thin Stone (Adhered Stone Veneer) are both considered to be plaster wall assemblies. Weep screeds have been required in plaster wall assemblies by every building code since 1986.
The American Society for Testing and Materials (ASTM) is the international standards organization that publishes the standards used in all building codes. ASTM C-926 is the standard specification for “Application of Portland Cement-Based Plaster”, first published in 1986. Section A.2.2.2 of this standard states, “At the bottom of exterior walls where the wall is supported by a floor or foundation, a drip screed and through-wall flashing or weep holes, or other effective means to drain away any water that may get behind the plaster should be provided”.
Based on this information, any home built after 1985 should have a weep screed or other means of drainage, otherwise, the stucco or stone installation on that home would be considered a non-conforming installation.