My Home Inspector Blog: Does Your Weep Screed Weep?- Temecula Home Inspector

Does Your Weep Screed Weep?- Temecula Home Inspector

Does Your Weep Screed Weep?- Temecula Home Inspector


 

If you're having a new patio installed at your home, be sure your concrete contractor knows the required clearance to be maintained from the stucco weep screed. I consistently see improper patio installations while conducting home inspections throughout Riverside and San Diego Counties here in southern California.

 

 

 

Let me explain what a weep screed is. The majority of homes in this part of the country have stucco siding. At the very bottom of a stucco wall you will see a piece of metal trim- that is the stucco weep screed. What is it's purpose? The weep screed assists in holding the stucco in place while it is being applied, but it also serves another purpose.

 

 

Most people I talk to think that stucco keeps water out of their home. Well, it doesn't! Stucco actually provides a barrier to protect the exterior walls from physical damage. It also helps support the structure of a wall. But it does not hold water out! Stucco absorbs water! The component that actually keeps water out of your home is located behind the stucco- the building paper. As water soaks into stucco, the building paper acts as a moisture barrier and drainage plane. The water drains out at the bottom of the wall through the weep screed.

 

 

 

 

 

At the Temecula home inspection featured in this video, the patio slab has been poured too high and has buried the stucco weep screed. As water runs down the drainage plane behind the stucco and cannot exit at the weep screed, it may be pushed to the interior of the wall causing moisture damage and even mold and mildew growth in the wall cavities. A competent contractor will also make sure the patio slab slopes away from the house! Negative slope toward the foundation can also be trouble for the homeowner.

 

 

 

 

Does Your Weep Screed Weep?- Temecula Home Inspector:  A stucco weep screed should have 2" clearance from any hard-scape surface and 4" clearance from soil areas. Steve Stenros is a Temecula home inspector and is the owner of First Choice Inspections. He is a CREIA MCI inspector. Clients receive a FREE lifetime appliance RecallChek with every standard home inspection. Appointments can be obtained by calling 888-335-3040.

Originally posted at First Choice Inspections.

 


             Steve Stenros, MCI         Biz card photo

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Comment balloon 10 commentsSteve Stenros • June 08 2011 02:43PM

Comments

Steve - I learned quite a bit in this post and video and the video was a nice addition the post to help emphasize the point! thanks for posting to vbloggers group. Question in this case as it is a covered patio, it is somehow lessened problem as the stucco is not direct contact to rainfall?

Posted by Craig Daniels, Technology Instructor/Project Consultant (Tech Training for You!) over 7 years ago

Steve, what a great explanation and video! It is a common problem and I learned about this from attending my buyers' home inspections. This is a must read for every homeowner, buyer and agent! Great job,

Posted by Pamela Seley, Residential Real Estate Agent serving SW RivCo CA (West Coast Realty Division) over 7 years ago

❦  Nice video Steve, very informative!  What a great way to get the message across.  I learned something new...  never heard of stucco weep screed!  Stucco isn't very popular here because of the high humidity we have.

Good job and thanks for including it in the VBloggers group! 
Pamela

Posted by Lee & Pamela St. Peter, Making Connections to Success in Real Estate (Berkshire Hathaway HomeServices YSU Realty: (919) 645-2522) over 7 years ago

Good evening Steve, we only have a few homes that have stucco due to the amount of moisture here.  This is excellent input for the ones we do have.

P.S. One of my clients send his apperication for your post on "Efflorescence"!

Posted by Dan Edward Phillips, Realtor and Broker/Owner (Dan Edward Phillips) over 7 years ago

Craig: You have a good eye! Yes, a covered patio will definitely not be as susceptible to moisture intrusion.

Pamela: It's amazing how much we run across this scenario, isn't it?

Pamela: So glad it was informative for you! Thanks for the comment.

Dan: Wow, I didn't realize northern Cal does not have many stucco homes. Thanks for passing on your client's message!

Posted by Steve Stenros, CREIA MCI, ICC, ACI Home Inspector,San Diego (Poway,La Jolla,Del Mar,Mira Mesa,Carlsbad,Escondido,Temecula) over 7 years ago
Steve -- I loved this post. Never heard of this! Great explanation and now I have AGAIN learned something important on ActiveRain. Thanks!
Posted by Barbara Altieri, REALTOR-Fairfield County CT Homes/Condos For Sale (RealtyQuest/Kinard Realty Group, Fairfield and New Haven County CT Real Estate) over 7 years ago

That's great, Barbara!

Posted by Steve Stenros, CREIA MCI, ICC, ACI Home Inspector,San Diego (Poway,La Jolla,Del Mar,Mira Mesa,Carlsbad,Escondido,Temecula) over 7 years ago

Gret article about a weep screed, not to many even know what that is. I would like to link this article to my article on elastomeric paints. Email me and I will provide you with the link to my blog article.

Thanks

Gabe Ewing

Posted by Gabe Ewing - Ewing Painting Inc over 7 years ago

Gabe: That's great! Send me your email address and we'll make it happen.

Posted by Steve Stenros, CREIA MCI, ICC, ACI Home Inspector,San Diego (Poway,La Jolla,Del Mar,Mira Mesa,Carlsbad,Escondido,Temecula) over 7 years ago
hello
Posted by snowlyjam over 5 years ago

Participate