Construction Defects - Cracked Stucco
February 27, 2009
Cracked stucco and other stucco problems are among the most frequently claimed construction defects. The most likely reasons for such a high rate of stucco crack claims are:
- Anyone can find a stucco crack.
- To some degree, stucco cracks are normal and expected in even the highest quality stucco work. Most homeowners don’t know or accept that. This can lead to unqualified claims
- Even the experts may not agree on exactly where the line is drawn between “normal cracking” and “construction defect.” Plus. if the expert is being paid by the homeowner, the opinion may be biased. This can lead to marginally qualified claims.
A Few Hairline Cracks Do Not Qualify as a Defect
It’s no surprise that new homeowners could become upset when they see a crack develop in their otherwise beautiful stucco wall. It’s even less surprising if the crack is at eye-level in the front entrance where it greets homeowners and guests every time they come and go.
But in reality, even the experts agree that a few hairline cracks in the stucco finish are almost unavoidable and these cracks pose no threat whatsoever to the home’s weatherproofing or structural strength. Many times, tiny hairline cracks are not even visible from six feet away. Moreover, as the stucco weathers, these minor cracks can actually heal themselves and disappear over time.
Despite this almost universal common ground, there is still opportunity for disagreement concerning the definition of “hairline,” and how many are a “few.”
How Do You Define Hairline?
Many experts say that if you can’t insert a business card into the crack, then you shouldn’t worry about it. Though definitive, it’s still kind of an arbitrary measurement. What if you can just fit a business card into it? Is it automatically a problem crack then? Not exactly, but the odds of it becoming problematic go up as the width of the crack increases.
If you can easily insert a nickel in the crack, it’s no longer the self-healing type and may be beyond what would be considered normal cracking. Now it becomes important to understand why the stucco is cracking, because it may be a sign of more serious underlying problems.
If the crack’s size is between the width of a business card and a nickel, it’s definitely unsightly, but probably not something that will cause any other problems, as long as it is not growing. Whether something ought to be done about it probably hinges now on how many such cracks are present and where. The more cracks you have and the more they appear in very visible locations, the greater a case you might have for diminished home value. But like many things, it’s a judgment call. In the end, it could be up to a real judge to decide.
How Many are More than a Few?
Again, the answer is not black and white. If you’re talking about true hairline cracks, a half dozen cracks less than 6 feet in length in different locations around the home are probably not going to get a lot of experts excited. The more cracks you add, or the wider or longer they are, or the more they appear together, then the fewer that are acceptable and the more likely that some experts are going to start questioning the construction quality
For a really serious crack, however – say one you can insert a matchbook in – even one crack of any length is too many.
Stucco is Not Waterproof
Most people think that a crack in the stucco is going to allow water into the wall when it rains. In reality, stucco is not waterproof. That’s why a heavy-weight, water-resistant black construction paper is installed behind the stucco, and a “weep screed” is installed at the stucco’s lower edge. Any water that soaks through the stucco drips down the construction paper behind it and exits at the bottom of the wall through the holes in the weep screed.
Not understanding this is why some homeowners become unnecessarily concerned about tiny cracks.
On the other hand, though the construction paper is water-resistant, it is not waterproof. If excessive water is permitted to collect on the paper for an extended period – due to a deep, wide stucco crack, let’s say – it could cause the paper to deteriorate over time. If that happens, then the water barrier is compromised and water can indeed enter inside the walls, leading to problems ranging from hidden mold to visible water damage. Similar problems can occur with absolutely no stucco cracking at all if the construction paper is installed incorrectly or not installed at all.
Types of Repairs for Stucco Cracks
These are the types of repairs you or your contractor might consider - ranging from the least to the most expensive, along with their drawbacks.
Fill the crack – Re-apply the final stucco coat over the crack and work it into the crack to fill it. Smooth the edges to match the existing finish. It’s the least expensive solution, but it can leave a perceptible appearance of having been patched. And if the crack is at all dynamic, it can reappear.
Fill the crack, then paint – To reduce the appearance of being patched, carefully fill the crack with a stucco patching compound, and then paint the entire wall with a specially formulated stucco paint. Still, if the crack is at all dynamic, it can reappear.
Fill the crack, then use an elastomeric paint – Fill the crack with a stucco patching compound, and then paint the entire wall with an elastomeric paint. Elastomeric paint is somewhat flexible and can help keep minor cracks from reappearing. The paint can blister, however, if moisture is allowed to get behind it.
Recoat the wall from edge to edge - Fill the crack with a stucco patching compound, and then re-apply the final stucco coat to the entire wall. Provides the best appearance, but the crack can reappear if it is dynamic.
Apply polymer basecoat with fiberglass mesh – This coating system, sometimes called “fake stucco,” combines an attractive finished appearance with a slightly flexible coating that resists cracking. It is a more expensive solution, however and must be applied from edge to edge.
Remove the stucco and start over – There have been cases involving such horrible workmanship and such extensive stucco problems that the homeowners were awarded enough money in a lawsuit to have their home’s exterior stripped to the frame and the stucco re-done from scratch. This is obviously expensive (several tens of thousands of dollars, depending on home size and location), and an extremely rare solution.
Asking for Repairs
Recognizing that not every crack is a construction defect, and the threshold for having a legitimate claim against the contractor may be a very fuzzy line, what do you do if you decide you want your stucco repaired? Obviously, you bring the issue to your contractor’s attention.
For minor cracks, don’t expect much action. Even for cracks that are starting to cross the borderline, many contractors are still going to try to convince you the problem is too minor to be concerned with.
If you’re convinced the problem is serious and the contractor is unwilling to address the issue, then you may want to take advantage of a free consultation with a construction defects attorney.
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