You ordered the inspection, the inspector came and went, and now you have a report full of numbers, drawings and photos. What does it all mean? This guide gives you the stucco inspection report explained in plain terms, section by section, so you can understand what was found and decide what to do next.
Key takeaways
- Start with the summary, then use the wall drawings to locate each finding.
- Moisture readings are compared against what is normal for that wall, not read alone.
- Probe results tell you about the backing behind the stucco, which matters most.
- Recommendations should tie back to specific locations and photos.
Part 1: The summary
Most reports open with a short overview. It usually lists the wall type, the overall condition and the most important findings. Read this first. It tells you whether the report is mostly good news or flags serious concerns.
Part 2: Wall elevations and test locations
Elevations are simple drawings of each side of the building: front, back and both sides. The inspector marks where each test was done, often with numbers. Windows, doors and roof lines are shown so you can match a test point to a real spot on the house.
Tip: Print the elevations and walk around the building with them. Seeing each test point in person makes the report much easier to follow.
Part 3: Moisture readings
This is the heart of most reports. Readings are taken with meters, sometimes on the surface and sometimes through small probe holes. They are usually shown in a table next to each test location.
| Reading level | What it usually suggests |
|---|---|
| — | — |
| Normal or dry | No sign of trapped moisture at that spot |
| Elevated | More moisture than expected; worth watching or checking further |
| High | Likely water intrusion; the backing may be damaged |
Different inspectors and meters use different scales, so the report should explain what counts as normal for that wall. Pay attention to patterns. High readings clustered under windows or at roof lines point to a specific source.
Part 4: Probe results and backing condition
If probe tests were done, the report may describe what the inspector felt or saw. A firm backing is good. A soft or crumbly feel at the probe suggests the sheathing has started to break down. This is often more important than the moisture number itself, because damaged backing must be replaced.
Part 5: Photos
Photos should show each problem area clearly: cracks, stains, missing flashing, sealant gaps and the finish where it meets the ground. Good reports label each photo with the matching test location. If the photos are vague or not labeled, ask the inspector to clarify.
Part 6: Recommendations
The last section usually suggests next steps. These might include:
- Resealing joints around windows and doors.
- Adding or fixing flashing at roof-to-wall joints.
- Repairing specific areas and replacing wet backing.
- Monitoring certain spots with a follow-up inspection.
- Further testing where results were unclear.
Getting the stucco inspection report explained by a contractor
Once you have read the report, it helps to have a stucco contractor walk the building with you. They can explain what repairs would involve at each location and give you an estimate. If you are buying a home, that estimate can support your negotiation. If you own the building, it helps you plan and budget.
A note on mold and indoor air
If the report mentions moisture near interior spaces, you may wonder about mold. The EPA’s indoor air quality pages explain how moisture can affect indoor air and why fixing the water source comes first. A stucco report focuses on the walls, so talk to the right specialist if you have health concerns.
Questions to ask the inspector
- What counts as a normal reading on this wall?
- Which findings worry you most, and why?
- Were any areas not tested, and should they be?
- Did you find EIFS anywhere, or only traditional stucco?
- When would you suggest a follow-up inspection?
Keeping the report for later
File the report with your property records. It gives you a starting point to compare future inspections and proves what was found and fixed if you sell. When repairs are done, add the contractor’s invoice and photos to the same file.
How we help after the report
We provide stucco inspections and the repairs that follow. If you already have a report from another inspector, we can walk the building, review the findings and explain your repair options. Learn more about our stucco repair work, or check our FAQs for quick answers.
Owner Mark Bakewell has more than 20 years of stucco experience and works with drainage systems that meet ASTM standards.
Have a stucco report and not sure what it means?
Send us the key findings and we can talk through options.
FAQ
Does Mark Daniel Exteriors perform stucco inspections?
Yes. Stucco inspections are a listed service for properties in the Dallas–Fort Worth area.
Does the company repair stucco after an inspection?
Yes. Stucco repair is also a listed service.
Does the company work on EIFS as well as stucco?
Yes. EIFS stucco is a listed service, and the owner is certified with Dryvit systems.
People Also Ask
What is involved in a stucco inspection?
A stucco inspection usually includes a visual review of the walls, moisture readings at chosen spots, sometimes small probe tests, and a written report with photos and recommendations.
What is an invasive stucco inspection?
An invasive inspection uses small holes drilled at chosen spots to test moisture and check the backing behind the stucco. The holes are sealed afterward.
What does a stucco inspection consist of?
It typically consists of a walk-around, moisture testing, probe tests where allowed, photos of problem areas and a report that maps findings on drawings of each wall.