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Buying or Selling a Home/Stucco Water Damage found during home inspection

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Expert: John McKenna, CMI - 9/20/2007


Question
Hi John,

I am purchasing my first home in Florida and decided on a home with "fake" stucco or I guess more technically called EIFS.  During the home inspection, the inspector found that both exterior sides of the home have cracks and are absorbing water.  In addition on the right side there is a roof leak with an unknown source that is depositing water into the wall as well (he was unable to investigate fully due to height restraints).  The cracks on the left side of the home are longer and more visible.  It was raining during my inspection and I could actually push on the exterior wall and water seeped out of the crack (from the inside out).  

The moisture reader that the inspector used spiked when he was checking the walls for moisture from the inside.  There is some damage to an interior bedroom window that has been patched, but excess rain that we had the few days before the inspection caused this area to be a little "spongy."  

The sellers are now bringing out a stucco expert to assess the situation.  The inspector suggested that I use another known expert in the area to do my own assessment.  

I'm looking for advice whether I should walk away and find a home that isn't in need of major repairs or is this something worth fixing, if so, what steps should I take next to insure the repairs are done right and I will not run into the same problem when I try to sell it down the road.  Also, is there/should there be concern about mold?

Thanks for your help!
Beth

Answer
Please be VERY VERY careful in this deal.  You are about to buy into several things that need an exhaustive amount of evaluation and serious expert repair by the most qualified Professionals you can find (with lots of warranty).

It is too much to tell you everything in this posting, so I have provided some links below for you to read.  

EFIS
http://texas-inspection.com/efis.html

WATER DAMAGE
http://texas-inspection.com/water.html

MOLD
http://texas-inspection.com/mold.html

Moisture problems can be conducive to fungi-mold, decay and wood destroying insects that are not always visible.  You need all three of these conditions evaluated by qualified Professionals before moving forward.  Also... be mindful that you need to find out if the present moisture problems are only symptoms of other areas of poor workmanship, but the other problems have not shown up yet.  IN other words... is this only the tip of the ice burg?

Also, are any of the cracks related to the foundation?

Good luck and I hope this helps you.

John McKenna, CMI
Certified Master Inspector
American Home Inspection
& Thermal Imaging
http://texas-inspection.com

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John McKenna, CMI

Expertise

I can answer your question about home inspections and the hidden aspects of of the industry. I own American Home Inspection for east Texas and am a Certified Master Inspector. Sometimes there are questions about buying and selling a home that a qualified and honest home inspector can answer. Many people are led to believe incomplete information about repair items and make costly mistakes when they respond. If you do not know enough information or know what to ask, you can buy a nightmare instead of a home. Is your home inspector working for you or the Realtor? Is the owner of the home telling the truth? How do you make sure the contractor who makes repairs will do it right? Is the Realtor moving too fast and causing a person to make hasty choices? What are some of the things the Realtor does not want you to know? What you discover after you are the owner of the home and then decide to sell? What type of box can the home inspector put you in when the new buyer is now inspecting your home? What can you do if the home inspector was negligent? How do you prepare for a home inspection? What should you do with the home inspection report at the negotiating table? What are the signs of sheeple being led to the slaughter? Why do some realtors hate the "deal killer" home inspector? What type of action can you take now to protect yourself from law suite after someone buys your home? When is something a minor or major problem? What are the most common problems found in a home inspection? What can you do to prepare for a home inspection? What questions can you ask the home inspector so you choose the right one? The list goes on and on... "The truth will make you free"

Experience

Over 25 years experience in construction and board certified as a Certified Master Inspector. Licensed by the Texas Real Estate Commission as a Professional Home Inspector (TREC #4565) and Certified by the National Association of Certified Home Inspectors (NACHI).

Education/Credentials
Certified Master Inspector (CMI) National Association of Certified Home Inspectors (NACHI) Licensed by the Texas Real Estate Commission (TREC #4565)
See more info: http://texas-inspection.com

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