How Do You Select the Best Stucco Repair Company in Enterprise?
So you’ve made the decision to have stucco applied to your home. Or, maybe you just need a repair. Either way, you’ll need to look up stucco contractors in Enterprise so that the project can be completed. You may be tempted to just open up a phone book and call the first contractor with a big ad, but that is not the way to go. Just about anyone can take out an ad, and having a larger one only means that they spent a little more money on advertising. Like any other skilled trade, learning how to apply stucco is not only an art but a science as well. Having the proper insurance, bonding, employees, portfolio of satisfied clients and ethical business practices should be the criteria you base hiring a contractor on. Doing an initial background check on a potential contractor now will save you copious amounts of work later.
First, you need to establish exactly what your project will entail. Then you need to contact a few contractors and ask them for a cost quote. It’s a good idea to let them know right away that you are going to be speaking to several contractors to see what their bids are. This can save you time when trying to negotiate a good price. Throw in some terminology about your specific project if you can. You will appear to be more knowledgeable than the average customer, so you will be less likely to be taken advantage of. Once you have gotten a few quotes, look for the median price. A good contractor will price fairly. Too low of a price may indicate an inexperienced contractor, while a high price may be a predatory contractor. Find the three or four contractors that are close to the median price and contact them for more information.
Qualified stucco contractors will have up to date insurance and licensing. This information will either be on hand, or in their office. Asking to view or make a copy of their paperwork is neither rude nor uncommon. If a contractor acts insulted or repeatedly gives excuses as to why the paperwork cannot be produced, you probably shouldn’t do business with them. Whether these are stalling tactics or they are just really unorganized, they are indicators of an unprofessional business person.
How to Repair Stucco Siding on Your Home
Aside from roofing failure, the most common source of moisture entering residential community properties is failure of the siding material. In southern California, most siding consists of stucco. Unfortunately, stucco siding systems leak!
Why do builders specify stucco so often?
Stucco became popular in the United States in the early 1800's as an inexpensive and effective means of exterior wall covering over concrete, brick or stone. Today most stucco involves a less expensive method of application; instead of brick or stone, it is applied over open frame construction. "Open frame" means that paper and lathe reinforcement resembling chicken wire is laid over wood-framed walls without sheathing, and then coated with three applications of plaster. This is a low-cost technique, but it has pitfalls.
When you look at a stucco wall, all you see is plaster. The plaster does not keep your home dry; it just protects the waterproofing paper. Yes, paper. In 90 percent of the exterior wall area, all that is keeping your unit dry is paper that is thinner than a business card. Because stucco acts like a sponge, water gains access to the protective paper flashing and will leak into your wall cavity at any tear, backward lap or voided area of the paper.
Almost all stucco leaks can be traced to application error. Errors occur when paper, flashing, windows and other components do not properly overlap (flash) the items directly below them. Leaking will also occur from paper and flashing degradation due to age or excessive moisture entering. Remember, most stucco leaks do not show up on the interior of your unit; the 6-inch space between the stucco and your interior drywall - consisting of fiberglass insulation and wood framing - can hold a lot of water before it shows on the interior. When this occurs, you can expect mold, dry rot and termites to follow.
Leaking within stucco walls usually originates from one of the following sources:
Window leaks in stucco walls are among the most common flashing failures within the entire building structure. These leaks occur from two basic sources: failure of the window frame mechanism itself or improper lapping of the stucco's protective paper system onto the window flanges. Repair commonly requires rehabilitation of the window frame or removal of stucco surrounding the window to correctly apply the paper flashing system.
Miscellaneous wall penetrations
Vents, hose bibs, electrical outlets and light fixtures in stucco walls create a flashing problem during construction. Most of these do not have adequate flanges to overlap the paper flashing properly and were not properly sealed during construction.
Fascia and trim wood
In the past, a common mistake made by builders was to terminate the paper protective system at the point of the fascia board (trim wood) located under the roofline. As the wood ages, it shrinks and splits, allowing moisture to go behind the wood and into the wall.
Wall base leaking
Since stucco acts like a sponge and holds water, it needs to have a "release" flashing at the bottom of the wall, commonly called "weep screed." Most multi-unit complexes constructed prior to 1970 did not have weep screed installed. In many of these structures, trapped water is channeled into the bottom plate of the wall.
Even when weep screed flashing is installed, exterior planter systems are often raised to a level higher than the flashing or the interior floor line. When this occurs, water is forced into the wall structure.
Retrofitted flashing installations
Most managed properties have retrofitted doors, windows, fixtures or repairs that were completed after the original construction. When the stucco around these is patched, the new flashing paper is often overlapped incorrectly, or the old, brittle paper is damaged so much that it is impossible to do proper overlapping. As the new plaster settles and cracks due to improper fastening of wire reinforcement, water finds its way through the plaster and paper and into the wall cavity.
Stucco walls often exhibit cracking at windows, doors or open field areas within the wall. While cracking doesn't necessarily indicate failure of the weather-protection system, the increased exposure to rain water and air-borne pollutants cause the paper to prematurely rot and fail thereby allow moisture intrusion.
Methods of Repair
The difference in cost between repair options can be staggering, so it is critical to seek out an expert in diagnosing and designing an effective solution. Here are three repair options to consider, listed from most to least expensive:
Completely rebuilding a 20-foot by 20-foot section of stucco wall with new flashing may cost between $10,000 and $23,000. Fortunately, this type of repair is seldom necessary. My own company completely rebuilds exterior walls less than 1 percent of the time when addressing stucco failure.
Perhaps the most common type of stucco repair involves removing sections of stucco around windows or flashing transition areas, then applying new flashing, wire reinforcement and plaster. This technique requires meticulous and intensive labor during the demolition and reapplication process. It should include using bituthene pliable membrane at all corners, horizontal surfaces and flashing transition areas. The cost to rebuild three or four flashing transition areas within the same 20-foot by 20-foot section of stucco may cost between $3,000 and $12,000 depending upon the quality of the repair. Doing the job right takes time, which is why this method has the highest failure rate of the three options. In a poorly done rebuild, the new paper flashing is not entirely lapped under the salvage edge of the old paper, and often the lathe wire reinforcement is compromised.
Even when failing sections of stucco and flashing are replaced, the walls can leak due to aging of the surrounding areas of stucco where the paper flashing system is disintegrating. A successful solution is to inject all window, door and miscellaneous flashing penetrations with pliable, durable urethane rubber. The entire wall is then coated from base to roof using an elastomeric coating system such as Thorolastic. Elastomeric coatings waterproof the exterior of the wall and therefore eliminate the necessity to remedy the worn paper flashing system. Repairing a 20-foot by 20-foot section of wall using urethane injection and elastomeric coating may cost between $2,500 and $5,500. When using coatings it is critical that the repair area extends to the roofline so no moisture can become trapped within the stucco. Elastomeric coatings should be reserved only for walls with a history of leaking.
Although troubleshooting leaking stucco walls can be difficult due to the nature of the underlying flashing system, water testing can often provide effective results. Such testing pinpoints failure behind stucco over 95 percent of the time.
Stucco is not going anywhere. You and I will move into our next homes, and chances are they too will be stucco. Fortunately, newer homes are being built with greater care and higher standards. But when leaks do occur, it is important that the method of repair is effective and affordable.
What to Know About Exterior Stucco Contractors
Stucco is a cement-based siding product that is extremely popular around the country. Compared to other siding materials, it fairly easy to maintain and repair. This article discusses how to repair cracks and gouges, and painting stucco. Traditional stucco is a mixture of Portland cement, lime, sand, and water. It is usually about 3/4 inch thick, very porous, and holds on to paint very well. Color can also be mixed into the finishing coat of stucco, eliminating the need to paint.
Stucco is tough, but brittle and can sometimes crack as a house shifts or settles. Hairline cracks should not be repaired, so you do not have to try to repair every crack. If you cannot get your fingernail into the crack, paint will usually fill it. For cracks up to 1/4 inch wide, you can repair them with a high-quality, exterior grade, acrylic latex caulk.
Clean loose debris out of the crack using a V-shaped object to get down in the crack. Then you can brush it, or use a vacuum cleaner. Caulk the crack with a paintable silicone caulk and smooth it out with your finger. Using your finger makes it easier to exactly match the existing texture. Use the 50-year kind of caulk for best results.
Wipe off excess caulking with a damp sponge in all directions to clean the rough texture. Here is a trick. Put some fine texturing sand in the palm of your hand and blow the sand to scatter it onto the wet caulk. This will roughen up the surface making it less noticeable.
Repairing wider cracks and gouges
For this job, you need to use a stucco patching compound. In order for the material to hold properly, exactly the right amount of water must be added. Follow the manufacturer's directions carefully. Thoroughly clean the crack or gouge as you did for small cracks. Use a putty knife or trowel to fill the area with a latex patching product. Thin the patch compound to the consistency of something like pancake batter. Dab a paintbrush into the wet material and holding one hand between the paintbrush and the wall, hit the brush handle against your hand splattering the material onto the repair area. This technique will match the texture of the surrounding stucco. You can smooth it out with a putty knife or trowel to the texture you want after the compound hardens a little bit.
For smaller jobs, use a roller. Use an airless sprayer for larger jobs. For best results, do not use a paintbrush for stucco other than to add texture. Spray the paint onto the surface and then use a 3/4 inch to 1 inch deep nap roller to work the paint into the surface for uniform texture. It usually requires two coats to cover stucco sufficiently because stucco is so porous. It may also require a second coat to cover small cracks and your repairs.