OT: lack of drains in the patio and house walls

[CA renter]

[quote=Scarlett]Sounds like this house in UC, though I haven’t had it inspected yet. I wonder what amount I should set aside for dealing with such a problem (only one outside wall of the house) – in making my offer? 25K? more? The stucco seem relatively recent, it was pretty clean.[/quote]

If the stucco was new, there’s a good chance they are covering something up, IMHO. If something’s been recently repaired, it should show up in the disclosures; if you don’t see it there, they are covering it up, in which case, you have to wonder what else is hiding behind any new paint, carpet, bondo, etc. Definitely want to have an inspector take a close look at it.

Good luck!

[SD Realtor]

Scarlett

I would not begin to budget for it until you know if the problem exists. So you protect yourself by having an expert come over and check for moisture. Some physical inspectors have infrared meters and they will check areas of the home that will detect moisture. Others have moisture probes that they can stick in the wall to do the same. I like the infrareds a bit better but your inspector has to be good at reading them.

So you can insulate yourself to at least know what you are getting.

Now if you do find a place YOU like, you can get a contractor to come and give you a bid for doing things. If it is coring out the patio to put drainage in that that can be done. However if the patio is high compared to the home then yeah you may have to cut it away from the home and put a trench for drainage, then put grates there so the water will not puddle against the stucco. Not hard to do and the price will vary with the amount of work.

It is all doable.

[SD Realtor]

Scarlett

I would not begin to budget for it until you know if the problem exists. So you protect yourself by having an expert come over and check for moisture. Some physical inspectors have infrared meters and they will check areas of the home that will detect moisture. Others have moisture probes that they can stick in the wall to do the same. I like the infrareds a bit better but your inspector has to be good at reading them.

So you can insulate yourself to at least know what you are getting.

Now if you do find a place YOU like, you can get a contractor to come and give you a bid for doing things. If it is coring out the patio to put drainage in that that can be done. However if the patio is high compared to the home then yeah you may have to cut it away from the home and put a trench for drainage, then put grates there so the water will not puddle against the stucco. Not hard to do and the price will vary with the amount of work.

It is all doable.

[SD Realtor]

Scarlett

I would not begin to budget for it until you know if the problem exists. So you protect yourself by having an expert come over and check for moisture. Some physical inspectors have infrared meters and they will check areas of the home that will detect moisture. Others have moisture probes that they can stick in the wall to do the same. I like the infrareds a bit better but your inspector has to be good at reading them.

So you can insulate yourself to at least know what you are getting.

Now if you do find a place YOU like, you can get a contractor to come and give you a bid for doing things. If it is coring out the patio to put drainage in that that can be done. However if the patio is high compared to the home then yeah you may have to cut it away from the home and put a trench for drainage, then put grates there so the water will not puddle against the stucco. Not hard to do and the price will vary with the amount of work.

It is all doable.

[SD Realtor]

Scarlett

I would not begin to budget for it until you know if the problem exists. So you protect yourself by having an expert come over and check for moisture. Some physical inspectors have infrared meters and they will check areas of the home that will detect moisture. Others have moisture probes that they can stick in the wall to do the same. I like the infrareds a bit better but your inspector has to be good at reading them.

So you can insulate yourself to at least know what you are getting.

Now if you do find a place YOU like, you can get a contractor to come and give you a bid for doing things. If it is coring out the patio to put drainage in that that can be done. However if the patio is high compared to the home then yeah you may have to cut it away from the home and put a trench for drainage, then put grates there so the water will not puddle against the stucco. Not hard to do and the price will vary with the amount of work.

It is all doable.

[SD Realtor]

Scarlett

I would not begin to budget for it until you know if the problem exists. So you protect yourself by having an expert come over and check for moisture. Some physical inspectors have infrared meters and they will check areas of the home that will detect moisture. Others have moisture probes that they can stick in the wall to do the same. I like the infrareds a bit better but your inspector has to be good at reading them.

So you can insulate yourself to at least know what you are getting.

Now if you do find a place YOU like, you can get a contractor to come and give you a bid for doing things. If it is coring out the patio to put drainage in that that can be done. However if the patio is high compared to the home then yeah you may have to cut it away from the home and put a trench for drainage, then put grates there so the water will not puddle against the stucco. Not hard to do and the price will vary with the amount of work.

It is all doable.

[AK]

Weep screeds weren’t required back in the ’60s. Back then, the hope was that building paper would keep the framing dry and moisture would evaporate due to the natural permeability of the stucco. It’s possible that’s enough for a dry area like S.D., even in an abnormally wet winter like this one.

[AK]

Weep screeds weren’t required back in the ’60s. Back then, the hope was that building paper would keep the framing dry and moisture would evaporate due to the natural permeability of the stucco. It’s possible that’s enough for a dry area like S.D., even in an abnormally wet winter like this one.

[AK]

Weep screeds weren’t required back in the ’60s. Back then, the hope was that building paper would keep the framing dry and moisture would evaporate due to the natural permeability of the stucco. It’s possible that’s enough for a dry area like S.D., even in an abnormally wet winter like this one.

[AK]

Weep screeds weren’t required back in the ’60s. Back then, the hope was that building paper would keep the framing dry and moisture would evaporate due to the natural permeability of the stucco. It’s possible that’s enough for a dry area like S.D., even in an abnormally wet winter like this one.

[AK]

Weep screeds weren’t required back in the ’60s. Back then, the hope was that building paper would keep the framing dry and moisture would evaporate due to the natural permeability of the stucco. It’s possible that’s enough for a dry area like S.D., even in an abnormally wet winter like this one.

[briansd1]

[quote=ucodegen]The patio concrete is supposed to meet the house below the weep screed and below the level of the foundation that the outer wall of the house is built on. If it isn’t, water will be driven into the wall of the house and most likely will create dry rot. This weep screed is usually below the foundation sill. The purpose is to shed water outwards if any manages to get in.

http://www.stuccoguru.com/resources/article.cfm?articleID=B-05300&resourceID=3

[/quote]

Good point ucodegen. I’ve seen houses with planter areas where the dirt gets to the weep screed level.

Moisture around the house is something to watch for.

[briansd1]

[quote=ucodegen]The patio concrete is supposed to meet the house below the weep screed and below the level of the foundation that the outer wall of the house is built on. If it isn’t, water will be driven into the wall of the house and most likely will create dry rot. This weep screed is usually below the foundation sill. The purpose is to shed water outwards if any manages to get in.

http://www.stuccoguru.com/resources/article.cfm?articleID=B-05300&resourceID=3

[/quote]

Good point ucodegen. I’ve seen houses with planter areas where the dirt gets to the weep screed level.

Moisture around the house is something to watch for.

[briansd1]

[quote=ucodegen]The patio concrete is supposed to meet the house below the weep screed and below the level of the foundation that the outer wall of the house is built on. If it isn’t, water will be driven into the wall of the house and most likely will create dry rot. This weep screed is usually below the foundation sill. The purpose is to shed water outwards if any manages to get in.

http://www.stuccoguru.com/resources/article.cfm?articleID=B-05300&resourceID=3

[/quote]

Good point ucodegen. I’ve seen houses with planter areas where the dirt gets to the weep screed level.

Moisture around the house is something to watch for.

[briansd1]

[quote=ucodegen]The patio concrete is supposed to meet the house below the weep screed and below the level of the foundation that the outer wall of the house is built on. If it isn’t, water will be driven into the wall of the house and most likely will create dry rot. This weep screed is usually below the foundation sill. The purpose is to shed water outwards if any manages to get in.

http://www.stuccoguru.com/resources/article.cfm?articleID=B-05300&resourceID=3

[/quote]

Good point ucodegen. I’ve seen houses with planter areas where the dirt gets to the weep screed level.

Moisture around the house is something to watch for.

[Author]

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