Stucco House Repair Guide (Houston Area)
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Here is a list of the most common stucco house repairs your house will need to consider and plan for during your home's lifetime or before purchasing:
Here is your guide for stucco repair and painting in the Houston area.
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Inspect and Evaluate by Calling a Stucco Inspection Company
The first step to undertake is to have the stucco home evaluated and if need be, inspected by a 3rd party inspector.
Here is our advice as to when to have your home evaluated by either a stucco contractor like us or a stucco inspector :
Here is our advice as to when to have your home evaluated by either a stucco contractor like us or a stucco inspector :
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When to Hire a Stucco Inspector
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When to Have a Stucco Contractor Evaluate
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Obtain a Quote from a Qualified Stucco Contractor
Obtain a quote from us for the repairs. Make sure your contractor has a description of all the scope of items they will address.
When you compare prices, compare scopes!
When you compare prices, compare scopes!
Stucco Repair Process and Steps
Some of these may or may not apply depending on your situation but we will walk you through a pretty comprehensive repair process as if a house had almost every problem in the book.
Repairs to Leaks, Core repairs to Substrate
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The first repairs to undertake will be the repairs to any substrate found to be damaged or leaking. In this scenario areas of the homes stucco that are found to be leaking or damaged by water intrusion will be repaired first.
The process starts with the demolition of the stucco face, the solid portion of stucco cement/concrete that covers the house as cladding. In opening these areas, a determination is also made to understand why the water tends to get stuck in a given area of the stucco wall. Many times we will find a crack, a hole, or a flashing that has failed and has allowed water through, much more than what the system can manage. This determination is made so that the problem has less likelihood of happening again. |
This is what the substrate under the stucco should look like. When it's damaged, it will look dark, stained or rotted.
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Balcony Repairs
Part of the repairs that are needed may be to a balcony whose pan flashing (the waterproofing layer) is found to be past its useful life or defective. The flooring is demolished to get to the underlying substrate in much the same way as the stucco substrate. Balcony repairs may be needed due to this condition.
The stucco surrounding the balcony’s floor is also demolished to allow for the installation of thru wall L-flashings for a full renovation of the system.
The stucco surrounding the balcony’s floor is also demolished to allow for the installation of thru wall L-flashings for a full renovation of the system.
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Stucco, Window, Roof Flashing Repairs
The types of flashings that are repaired in conjunction with the core repairs are typically kickout flashings, cap flashings on flat details of stucco, z-flashings and tape flashings on leaking windows, and thru wall L flashings on roof- stucco intersections. If any of these are deemed to be needing replacement, they are repaired in this step since the will likely need demolition of the stucco.
Stucco Drainage Relief Installation
The installation of a drainage relief on an overhanging soffit edge is also done in this step. Many times these are damaged and sometimes they are not. However many clients will opt to tear into the stucco and install the drainage opening detail to avoid problems in the future.
Framing Repairs or Installation of a Replacement Beam.
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Any installation of a replacement framing member will happen while the wall is still open and available for repair.
These repairs are necessary when the water damage has been present long enough to rot not just the plywood substrate but also the framing of the house. The true structure of the home is the frame and the plywood sheathing which adds rigidity. Replacement of rotted components is crucial to maintaining the integrity of the whole house structure. In the picture to the right (or below on mobile) the framing of a house is shown, this is what the home may look like on the outside. This framing is girded with sheets of plywood that are the sheathing layer. This adds rigidity to the house. The framing in conjunction with the sheathing serve to give the house its structure. This is why any framing members that are damaged must also be replaced to avoid having a structurally weak area of the house. |
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Crack Repairs on Stucco
Crack repairs and repairs to the surface and finish are carried out in this step when all core and internal repairs are completed.
If full panels are affected or it is decided that the texture match is better served by plastering over a full panel, then this process is done in this step.
If full panels are affected or it is decided that the texture match is better served by plastering over a full panel, then this process is done in this step.
Sealants, Caulk on Stucco
Sealants are applied in this step before the paint. It is very important to seal all seams that are not a relief. This includes seams at stucco around windows, doors, flashings, penetrations and terminations with dissimilar materials.
The Last Step, Painting Stucco
The final paint coating is applied to the repair areas or to the whole home as decided by the customer.
There are various paint options and ways to go about this process. Many times the final stucco finish coat has the desired and required color.
There are various paint options and ways to go about this process. Many times the final stucco finish coat has the desired and required color.