Expert: Bruce E. Johnson - 9/30/2011

Question
I'm in the process of remodeling our house. We added two new rooms (new construction), which are up to code and have weep screed. We're planning on putting a 3' concrete path around the entire house (existing and new construction) ~2" below the sill plate. We're also planning on applying an Acrylic coat on top of existing house (~60 year old stucco), and new construction (currently at the brown coat stage). While doing all this work I was wondering if we should do anything with the bottom of the existing stucco. Currently the syucco runs into the ground (as deep as 2'). We're in termite country, and I was wondering if I should do anything now while I have the stucco guy, and before I pure concrete. Should I install a weep screed on the old construction? My contractor says that it's too hard, and won't work, and suggests to cut the stucco at the sill plate level and cap it with stucco and silicone, which doesn't sound right to me. What should I do??? I hope there is a standard solution for this scenarion (other than leave it as is, and butt the concrete path to the existing stucco). I need an answer ASAP, since the contractor is coming this Mon.

Attached is a picture of my new to old stucco transition, where you can see how the stucco runs to the ground. The bottom of the weep screed off of the new construction is aligned with the bottom of my sill plate.

Answer
Hi Nadav, it may be a pain but your stucco guy can install a weep screed.  The stucco can be cut at the proper height and a modified flashing with a shorter top flange can be inserted underneath the existing stucco felt. It can then be screwed to the wall with stainless screws.  You are correct, the way your stucco goes to the ground and into the ground is not good and in fact it's not allowed anymore.  Stucco should stop at least 4" from the soil grade and preferably 6".  It's been found that termites can build mud tubes up behind your stucco and eat your studs.  By exposing that 4-6" you can see if and when they are attempting to do that and take proper measures.  What your contractor is proposing will work and probably cost less but you won't have the weeping qualities provided by the weep screed.  The sealant he is proposing will seal the bottom of the wall off and if water gets behind the stucco it will have no where to go and could build up causing moisture related problems.I hope this info helps please feel free to write again regarding this or other matters, sincerely Bruce Johnson..bejohnsonconsulting.com