If you own a home or are looking to buy a house in southwest-inspired landscapes like Tucson, AZ or Albuquerque, NM, you’re probably familiar with stucco.
Stucco houses are made up of a durable mixture of Portland cement, sand, and lime that protects the exterior in place of traditional siding like wood or vinyl. When done right, stucco is great at sealing the home from moisture, regulating temperature fluctuations, and even resisting fire.
But while stucco can maintain its integrity for decades, it only protects your home from the elements if it’s in good shape. Cracks, mold, dark spots, and frequent wet weather events are all reasons to take a closer look at the condition with a stucco inspection.
In this article:
What is a stucco inspection
Why you should get stucco inspected
When you might need an inspection
What inspectors look for
Types of stucco inspections
Stucco inspection cost
How long stucco inspections take
Stucco repair options
Bottom line
FAQs
What is a stucco inspection
A stucco inspection is a more specialized service that focuses on the home’s exterior stucco siding, and looks at how well it’s keeping moisture out of the structure.
While a standard home inspection will briefly look at the outside condition of a home and note if anything looks problematic, a stucco inspection specializes in looking for cracks, staining, mold, hollow spots, or other signs that the material could be compromised.
Why you should get your stucco home inspected
Stucco gained traction in construction because of its affordability, durability, and roots in old-world architecture. But the installation practices and materials weren’t always consistent—resulting in some stucco exteriors trapping in moisture and creating hidden, expensive damage.
Stucco is meant to dry quickly and shed water, but if moisture gets behind the barrier, it can’t escape. Over time, this can lead to:
- Soft or rotting wood framing
- Mold growth inside walls
- Compromised structural integrity
- Swelling, staining, or bubbling on exterior surfaces
When you might need a stucco inspection
If you’re buying a home with stucco anywhere on the exterior, it’s a good idea to get it inspected to confirm it’s in good shape and you’re not inheriting hidden, expensive problems.
But if you already own a home with stucco, there are certain signs it may be time to bring in a specialist:
Visible cracks or staining
Hairline cracks, dark streaks, or discoloration can all point to water entering behind the exterior.
Soft spots or bulging
Areas that feel soft, spongy, or look swollen can mean the material has separated from the wall or water has built up underneath.
Missing or damaged caulking
Any gaps around windows, doors, or trim, can mean easy entry for water. If caulking is crackled, brittle, or missing, they should be repaired and possibly paired with an inspection.
Drainage issues around the home
Stucco relies on proper drainage to shed water effectively, so pooling water or sloping toward the home can compromise the material.
Signs of moisture around windows and doors
If your windows are continuously fogged, you see peeling paint, or the drywall looks stained or damp, this can point to moisture intrustion—which a properly working stucco system should prevent.
What inspectors looks for
Stucco inspectors are experienced in analyzing the material for warning signs of damage. They’ll keep an eye out for cracks, delamination, poor sealing, mold, and drainage issues, while also focusing on:
Installation details
The inspector looks at the components that keep stucco systems dry—flashing, drainage planes, weep screeds, and control joints—to make sure they were installed correctly.
Moisture readings and drainage paths
The inspector might also use special tools that read internal moisture levels and check whether water is present or draining and evaporating the way it should.
Window and door integration
Inspectors also check how well each opening is tied into the stucco system and if the flashings and seals are directing water away from the walls.
Conditions of internal stucco layers
Traditional stucco is applied in three to four distinct layers that build on top of each other for strength and protection, while synthetic stucco relies on insulation, moisture barriers, and finishing coats. Inspectors look at how well these layers are bonded, whether any have pulled away from the frame, and if there’s material breakdown—all factors that can impact how effectively the stucco is protecting the home..
Past repairs
If patches or texture changes point to past repairs, the inspector will confirm if those fixes were effective by analyzing the consistency, technique, and taking moisture readings.
Types of stucco inspections
Usually, there are three levels to stucco inspections: siding identification, non-invasive testing, and invasive testing.
In cooler, wetter climates, invasive testing is typically more common due to the age of the material and the likelihood of moisture intrusion. In sunnier and drier regions more suited to hardcoat stucco, less invasive inspection methods are more likely. For example, a home in Philadelphia, PA can be more vulnerable to hidden moisture problems compared to a home in San Diego, CA, making invasive testing more routine.
1. Identification inspection
This is the first, most basic level of stucco inspections available. The inspector determines the exact type of stucco system (traditional hardcoat, synthetic EIFS, or hybrid), how it was installed, and if it’s performing as it should.
- EIFS is a synthetic stucco known for its energy-efficiency, made from foam insulation and coated, water-resistant layers. It can be more prone to trapping in moisture if not installed with proper drainage. Older homes with this type of stucco are more vulnerable, as installation and materials used at the time commonly lead to moisture behind the barrier.
- Hardcoat stucco is also known as traditional stucco and is usually applied in three to four separate layers: a paper and wire barrier, a “scratch” or base coat, a “brown” or leveling coat, and a top or finishing coat. Hardcoat stucco is cement-based, breathable, and durable, but can crack or separate from the under layer if applied incorrectly or the foundation shifts.
- Hybrid or older systems (1950s-early 2000s) that blend the two techniques tend to be more vulnerable to installation problems and drainage issues, and run the risk of being misidentified—leading to potentially incorrect repair or maintenance recommendations.
2. Non-invasive inspection
A non-invasive inspection looks at the surface of the stucco using tools and methods that don’t damage the exterior.
What it includes:
- Determines the type of stucco material.
- Visual review of the entire exterior, noting potential damage spots.
- Surface moisture scanning.
- Thermal imaging (sometimes, might be available as an add-on to find “cool” spots that indicate moisture).
- Evaluation of installation details, sealing, and drainage.
3. Invasive inspection
Invasive inspections are more expensive and time-consuming, but they’re also the most accurate way of getting a full-picture moisture reading on a stucco exterior. The inspector will drill a series of very small holes into the wall’s cavity to insert probes that measure moisture levels, then fill and patch the marks once the inspection is complete.
Buyers that want a level 3 invasive inspection will need to get written permission from a seller, as sellers could understandably hesitate or refuse to have holes drilled into their home’s exterior.
When to get an invasive stucco inspection:
- You need highly accurate moisture readings.
- You need to confirm (or rule out) hidden damage.
- A non-invasive inspection requires further review.
- The home has a history of moisture problems.
- You are buying a home with stucco siding in an area with a history of stucco issues.
How much does a stucco inspection cost
Stucco inspections range in cost and depend on how much stucco is being inspected (like one wall vs a whole home), whether moisture is a common problem in your area, regional labor costs, accessibility, and the complexity of the inspected area—but the national average sits around $850.
The average cost of a stucco inspection:
- Non-invasive inspections: $400–$600
- Invasive inspections: $600–$1,500+
Optional services and add-ons will vary by inspector or provider, but expect additional fees for:
- Thermal imaging: Helpful for finding temperature abnormalities that may indicate unwanted moisture presence.
- Follow-up inspections: Recommended after repairs to confirm moisture issues have been resolved.
- Detailed real estate reports: Buyers and sellers may pay more for documentation required during transactions.
How long do stucco inspections take
Most stucco inspections can be completed within 1–3 hours, depending on how much stucco is present and what kind of testing is used. Invasive tests can take more time since moisture probes need to be drilled, recorded, then patched.
Reports usually take between 24–48 hours to receive, if not the same day, and include any moisture readings taken, photos, notes, and recommendations for repairs if needed.
Stucco repair options
If a stucco inspection reveals any moisture, damage, or installation issues, the next step is choosing the right repair approach. Depending on the severity of the inspector notes, repairs can range from simple touch-ups to full remediation—or even a complete replacement of the exterior siding.
Smaller repairs
For minor problems caught early, repairs are usually straightforward and affordable. These could look like:
- Fresh sealant or caulking around windows, doors, and joints.
- Crack patching to stop moisture from getting in.
- Surface repairs or small texture matches.
- Fixing isolated drainage or flashing details.
Major repairs
More significant moisture intrusion or correcting poor installation could take several days to even a few weeks, and might mean:
- Re-stuccoing sections of the home.
- Replacing damaged sheathing or framing.
- Adding or updating drainage systems.
- Correcting improper flashing or window installation.
How long repairs take and average cost estimates
- Small patches: A few hours to 1 day
- Moderate repairs: 2–5 days
- Major remediation: 1–3 weeks, or longer if structural repairs are needed
Costs to fix stucco will depend on the amount of stucco, home size, your region, and the severity of the issue, but some general estimates are:
Average stucco repair costs:
- Standard repairs: $200–$800
- Cosmetic repairs: $8–$50 per square foot
- Medium repairs (larger cracks, patching, minor moisture remediation): $1,000–$4,000
- Extensive repairs (moisture, structural, resurfacing): $5,000–$15,000+
- Full stucco remediation: $14,000—$34,000+
Sometimes, full stucco replacement is the recommended route
A complete stucco removal and replacement may be suggested when:
- Moisture damage is widespread.
- The underlying structure is compromised.
- The stucco system was installed incorrectly across the entire home.
- Multiple repairs have been made and issues continue.
In these cases, replacing the stucco with a properly installed system—or even switching to another siding type—can be a long-term, more cost-effective solution.
Bottom line
Stucco inspections are a necessary part of buying or owning a home with exterior stucco, and can give a clearer picture of what’s going on beneath the surface—something a standard home inspection won’t be able to catch. A stucco inspection can help buyers understand the health of the home’s exterior and if they would be inheriting major, expensive repairs. For homeowners, keeping up with regular inspections of their home’s stucco can catch any small problems before they turn into big, costly projects—ensuring a durable and eye-catching home for years to come.
FAQs: Stucco inspections
Is stucco high-maintenance?
It depends on the type of stucco, long-term care, and weather conditions. If installed correctly, stucco can be low maintenance in that it only needs occasional cleaning, periodic sealing around openings, and attention to any cracks. If you have an older home with synthetic stucco or your region experiences more wet-weather events or freeze/thaw cycles, stucco siding, especially if care wasn’t taken during installation, can require more care and maintenance than other siding—or even complete replacement.
What’s the difference between EIFS and traditional stucco?
Depending on the type of stucco, inspectors will be looking for different points of failure. EIFS is a synthetic stucco system that’s made up of insulation and layered coatings. It’s more energy-efficient, but can trap moisture if not installed with proper drainage. Traditional stucco is a thicker cement-based exterior that’s more breathable and durable, but can still develop cracks if installed incorrectly or from age and heavy impact.
How often should stucco be inspected?
Routine stucco inspections by a professional should be scheduled every 3–5 years, or more often if you live in a wet climate or if there have been any major weather events. Annual self-checks for cracks, staining, moisture around doors and windows, and soft spots can indicate if you need an inspection sooner.
Can you paint over stucco after repairs?
Yes, one of the positives about exterior stucco is that it can be very customizable. Once repairs are fully cured, use a high-quality, breathable masonry paint to help protect the surface and blend patched areas with the rest of the exterior.
Does homeowner’s insurance cover moisture damage?
Coverage will vary greatly depending on your policy and region. Insurance might cover sudden or accidental damage, but long-term moisture intrusion or installation defects are often considered general home maintenance and are excluded from coverage.
The post What Is a Stucco Inspection, and Do You Really Need One? appeared first on Redfin | Real Estate Tips for Home Buying, Selling & More.
