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Leak Detection for Stucco and EIFS
Water behind stucco can travel several feet before it shows up as a stain, and sometimes it never shows at all. We measure moisture inside the wall and test suspect details so you know exactly where the leak is and how far it has spread.
- Moisture probing
- Water testing
- Written findings
- Photos of every reading
Request a consultation & estimate
Residential or commercial. We’ll get back to you to set up an evaluation.
We never share your information. Prefer to talk? Call (888) 592-1304.
What you see is rarely where it started
A brown stain on a ceiling, a soft spot in the wall below a window, a bubble in the finish near a deck: each tells you water is present, not where it came in. Water follows the sheathing and framing downward and sideways, so the entry point may be a window head above or a roof corner off to one side.
Leak detection replaces guesswork with readings. We drill small holes at chosen points, usually around windows, doors, roof-to-wall corners and the base of the wall, and insert probes that measure moisture in the sheathing behind the stucco. Mapping those readings shows where the wall is wet and where it is dry. Where a particular detail is in doubt, we wet that one detail with a controlled spray and watch for water inside or a change in readings. The probe holes are sealed and finished afterward.
Homeowners use our findings before buying or selling a stucco house or before a repair. Property managers use them to target repairs instead of opening whole elevations. When the source is found, the fix may be flashing, sealant or a stucco repair.
Tools we use, and their limits
Each method answers a different question. We use them together rather than relying on one.
Probe moisture readings
Probes through small holes measure moisture in the sheathing itself, the most direct evidence of a leak.
Controlled water testing
Spraying one window, joint or roof corner at a time confirms which detail actually lets water in.
Infrared scanning
Thermal images can point to suspect areas, but they show temperature, not moisture, and miss a lot behind stucco.
Detail inspection
Close inspection of window perimeters, kick-outs, penetrations and weep screeds for open joints and missing flashing.
Written findings
Readings plotted by location, with photos and a plain explanation of what is wet and why.
Commercial surveys
Targeted probing on hotels, offices and multifamily buildings to scope repairs before contracts are let.
Often paired with this work
Most wall problems involve more than one part of the envelope.
Stucco Waterproofing
Stucco is not a waterproof skin on its own.
Learn more
Stucco Waterproofing Coatings
A coating is a long-term decision for a building: it changes how the wall handles rain, vapor and movement for years.
Learn more
Waterproof Coating Systems
Your house may have stucco on the upper walls, a parged block foundation below and a brick or concrete porch in between.
Learn more
Commercial Waterproof Coatings
On a commercial building the coating is rarely the hard part.
Learn more
Stucco & EIFS Protection Coatings
Hard coat stucco and EIFS look alike from the street, but they are built very differently and tolerate different products.
Learn more
Protect Existing Systems
A facade that is ten or twenty years old is usually not failing everywhere.
Learn moreWhich type of check fits your situation
A visual walkaround is enough to spot obvious problems but cannot tell you what is happening behind the finish. A probe survey measures it. Water testing is added when a specific detail needs to be proven before repair money is spent on it.
We recommend the level of testing that answers your question and no more. If you are buying a house, the scope differs from a building where tenants already report a leak.
| Evaluation | What it tells you | Good for |
|---|---|---|
| Visual inspection | Visible defects and risks | A first look |
| Probe survey | Where the wall is wet | Purchases, sales, planning |
| Water testing | Which detail leaks | Confirming a known leak |
| Invasive opening | Extent of rot and damage | Before major repair |
How a leak investigation works
Most residential probe surveys take a few hours on site; commercial work is scoped to the building.
Walk & plan
We hear what you have seen, inspect the exterior details and choose probe locations around openings, roof lines and the base of the wall.
- Your history of the leak
- Details inspected
- Probe points chosen
Probe & test
We take readings at each point, record them on a plan of the house or building, and water-test any detail that needs confirming.
- Readings at each point
- Suspect details tested
- Holes sealed after
Report findings
You get the readings, photos and our interpretation in writing, with recommended repairs listed in order of priority.
- Readings mapped
- Photos included
- Repairs prioritized
Buying or selling a stucco home?
A probe survey shows whether there is moisture behind the walls before you close.
What our customers say
Homeowners and long-time commercial clients on working with ASR.
“Willy came today at precisely 8 o’clock and did an outstanding job on everything! I am more than satisfied and will look forward to calling in your company’s service again.”
“I have worked with Darrin on several occasions over the last few years. He is extremely knowledgeable and highly professional. He is reliable and reasonably priced. He does good work.”
“ASR has repaired the bulk of our recent new home that was wrought damaged stucco, termite, water, and mold damage. They completely transformed our home from the inside and out, providing consistent communication and quality craftsmanship.”
Leak detection questions
What homeowners and property managers ask about moisture testing.
Does moisture probing damage my stucco?
Can infrared find leaks behind stucco?
Should I get my stucco tested before buying a house?
What happens if you find a leak?
How do I book an evaluation?
Find the leak before you fix the wall
Tell us what you are seeing. We will measure the wall and show you where the water is coming from.
Request a consultation & estimate
Homeowners and commercial clients alike: tell us about the property and what you are seeing.
- Call(888) 592-1304
- E-mailinfo@advstucco.com
- Headquarters138 Mountain Brook Dr, Canton, GA 30115
- HoursMon–Fri 8:30 am – 5:30 pm
Send us your project details
Residential or commercial. We’ll get back to you to set up an evaluation.
We never share your information. Prefer to talk? Call (888) 592-1304.