Inspection · Phoenix, AZ
Stucco Inspection for Phoenix Homes
Buying a home, selling one, or trying to work out how bad that crack really is. We walk every elevation and tell you what we actually see.
The problem
Most people call us with one crack in mind. The crack is rarely the whole story, and sometimes it is not even the part worth spending money on.
Guessing is expensive both ways. Homeowners re-stucco walls that only needed patching, and buyers skip a wall that turns into a five figure job after they close.
So we walk it. Every elevation, the base of the wall, the flashing, and the areas that sound hollow. You get a straight scope of what needs doing now and what can wait.
- Good for
- Home purchases, listings, and repair planning
- We check
- Cracks, hollow areas, weep screed, flashing, drainage
- You get
- Photos and a plain scope of what needs doing
- License
- ROC #356836, licensed statewide
Our fix
What we look at on an inspection
- 01
Crack pattern, not crack count
Where cracks run tells us more than how many there are. Corner cracks are normal movement. A web across a whole field points at the finish coat itself.
- 02
Sounding for hollow areas
We tap across the elevations and listen. Hollow zones show us where the coat has let go before anything is visible from the driveway.
- 03
The bottom of the wall
The weep screed has to be clear and above grade. Buried, painted over, or sitting behind a patio pour is one of the most common failures we find in the Valley.
- 04
Windows, scuppers, and flashing
Water gets in at interruptions in the wall. We check every one of them, because that is where a repair usually needs to start.
- 05
Irrigation and grade
Sprinkler heads aimed at stucco and soil stacked against the wall cause damage that looks like a stucco problem and is not.
What we will tell you that a bid does not
A bid answers what something costs. An inspection answers whether you should spend it at all.
Plenty of walls we look at need a few hundred dollars of crack work and a coating, not the full re-stucco someone quoted. We would rather tell you that and do the smaller job.
And when a wall really is failing, you get to see it. Photos of the hollow areas, the wet base, the buried screed, so the number in front of you makes sense.
Other repairs
Seeing more than one of these?
- Hairline Crack RepairThin spider cracks sealed and texture-matched before water finds its way in.
- Water Damage RepairMonsoon and leak damage traced to its source, then rebuilt from the weather barrier out.
- Elastomeric CoatingA thick, flexible coat that bridges hairlines, sheds monsoon rain, and resets your color.
Questions
What homeowners ask us
Send us a photo of the wall and we'll tell you what we're looking at before anyone drives out.
No. A general home inspector covers the whole house. We look only at the exterior wall system, in more depth than a general inspection does, which is worth doing when the report flags stucco or the home is older.
Full services
The bigger jobs behind this repair
Ready when you are
Let's finish your exterior right.
New custom build, a full re-stucco, or a repair that needs to disappear into the wall? Send your plans or your address and get a straight, no-pressure bid.
Family-owned · Licensed & insured · Arizona ROC #356836 · Serving all of Arizona