A stucco or EIFS visual inspection is a non-invasive, surface-level evaluation of the exterior cladding system performed by our licensed architectural inspectors. The purpose is to identify visible signs of moisture intrusion, cracking, improper installation, or maintenance concerns without cutting into the wall system.

Why is this inspection non-invasive? #

Properly evaluating moisture content behind stucco or EIFS can require drilling, removing sections of material, or inserting probes into the wall assembly.
Arch Inspections conducts a visual inspection only, meaning we do not:

• Drill through the stucco
• Insert moisture probes
• Remove siding, trim, or wall sections

This ensures we do not damage the home during inspection and keeps the evaluation safe, quick, and non-destructive.

What can a visual inspection reveal? #

A visual stucco or EIFS inspection can identify:

• Cracking, bulging, or delamination
• Staining or discoloration indicating moisture concerns
• Missing flashing or sealants (if visible)
• Improper terminations or installation defects
• Potential areas where water intrusion may be occurring

These findings can help a buyer or owner understand whether further evaluation might be needed.

What can a visual inspection NOT determine? #

Because it is non-invasive, a visual inspection cannot determine:

• The actual moisture levels inside the wall
• Whether hidden rot or damage exists
• Internal separation or structural deterioration
• The exact cause or extent of moisture intrusion

These issues can only be confirmed through an invasive stucco inspection performed by a specialist using probes or destructive testing methods.

Do you perform invasive stucco or moisture probe inspections? #

No. Arch Inspections does not perform invasive stucco or EIFS testing.
We provide visual-only evaluations to avoid damaging the exterior surfaces during the inspection process.

If you do not perform invasive testing, how do I get one? #

If our visual inspection reveals concerns, the property owner can hire a third-party stucco specialist to perform:

• Probe-based moisture measurements
• Core sampling
• Invasive or destructive testing

These services are typically ordered after closing, once the buyer owns the property and can authorize cutting into the walls.

Should I still consider a visual stucco inspection? #

Yes. A visual evaluation can:

• Highlight obvious installation issues
• Identify potential moisture risks
• Provide early indicators of underlying problems
• Help buyers decide whether further invasive testing is necessary

It is an important first step in understanding the overall condition of a stucco or EIFS cladding system.

Is this inspection included in a general home or building inspection? #

A limited visual review of stucco may be included during a general inspection, but a dedicated stucco visual inspection offers a more focused evaluation with documented observations specifically related to the cladding system.

Will I receive a written report? #

Yes. You will receive a written report with photographs documenting all visible stucco or EIFS concerns, installation issues, and recommended next steps, including whether an invasive inspection should be considered after ownership transfers. In a general home or building inspection, the stucco or EIFS comments would be general in nature, and not as detailed as a dedicated stucco visual inspection.

Why choose Arch Inspections for stucco and EIFS evaluations? #

Our inspectors are licensed architects with expertise in building envelopes, moisture management, and exterior cladding systems. We provide clear, unbiased insight into what is visible while helping clients understand when and why further testing may be needed.