logo cmi 250px

Holmes Inspection Company
Stucco and EIFS Inspection


  ICC Certified Code Logo logo CRT EIMA  EDI

Why are Stucco Inspections Needed?

If not inspected, there may be way more problems in a Stucco or EIFS clad building than one could ever imagine. Although stucco is a very good, and aesthetically pleasing product, many home builders and their contractors are not well informed or trained in the correct methods of stucco application and how to install stucco to codes OR to the best standards of practice. Without proper installation and protection from moisture, stucco (being a porous material) will suck in all the water that it can.

This can and often will cause major damage to the substrate behind the stucco, (OSB type plywood usually) and can lead to very costly repairs, in the long run. Our best advice, "Get a stucco inspection BEFORE you buy a stucco home or commercial building."


Visual vs. Invasive Stucco Inspections?

Holmes Inspection Company does offer the option of performing either a Visual or Invasive inspection. What is the difference between the two?  The name itself says it all. Our Invasive Inspection is much more in depth, and is explained further in the next section. Our Visual Inspection involves our professionally trained stucco inspectors doing a Limited Visual Review of the stucco system, to look for paths of potential moisture intrusion at the exterior walls, and observe the details and condition of a single family home or commercial building or  EIFS or Stucco clad house based strictly on visual observations.  A visual inspection costs less, however since there is no destructive testing or moisture probing involved it CAN NOT tell us if the underlying framing is sound or rotted or has moisture intrusion. It is suggested to have a full, Invasive inspection to get a complete and thorough diagnosis.


Invasive Moisture Analysis and Inspections!

Our Invasive inspection WILL give you the answers and knowledge you need to know about your stucco home or commercial building. Before we are able to perform an Invasive Inspection we have Inspection Agreement / Moisture Testing forms that need to be signed by a buyer AND owner (if different parties). Upon approval from the buyer and/or owner, we are able to start the inspection.

First, we make a visual observation of the entire building envelope and record any and all anomalies in the stucco system. We then conduct an invasive test at areas that we usually find that are prone to moisture intrusion and/or damage. This test consists of  "probing" the stucco areas in question. The probing consists of either drilling or placing 2 small holes (the size of a ¼” drill bit OR a #2 yellow pencil) in the stucco, and then insert a pair of long metal probes (looks like an ice pick) that are attached to an electronic moisture meter into the wall cavity to feel if the framing is solid or spongy, and to measure the moisture content. A certain amount of retained moisture is acceptable by industry standards. Each hole made in the stucco will be filled with a sealant, and typically not very noticeable. The moisture analysis on an average home, can take 2 to 4 hours to complete (depending on square ft), on a commercial building, it can take 3 hours to 2 days or more to complete (depending on square ft)


Inspection Report

inspectorUpon completion of the Holmes Company’s Moisture Ansalysis / Stucco Inspection our clients will receive a fully illustrated inspection report. The report will contain the information needed for the client to make an educated decision about the stucco property in question. Each probe made will be documented on the report, with picture, location of the probe, and moisture percentage of the probe. The report will also contain repair recommendation comments giving a good prescription of how to move forward to get issues corrected, provide needed repairs, remedy potential moisture sources and correct structure issues like painting, etc

Check out a sample report, here

have dan call youor

Kansas City Area Stucco and EIFS Inspection

Senior Inspector: Dan Bowers, CRI, ACI, CMI, EDI

Kansas City Area Stucco and EIFS Inspection is owned and operated by a professional full-time residential and commercial inspector based out of the Overland Park, KS area. The inspection business is my life passion and I enjoy helping families all over the Kansas City Metroplex and surrounding areas.in Missouri and Kansas. You know why you need a Stucco and EIFS Inspection, question is who do you hire? Rest assured, as a Certified Master Inspector, I possess all the knowledge and professional tools you need to help you make an educated decision on possibly the largest investment of your life.

EPA Trained & Certified Stucco and EIFS Inspection

We are available from 8AM to 7PM, Monday to Friday. If you prefer to contact us via email, please use this form. Depending on volume, you should receive a reply from us within a couple of hours or less.

logo cmi 250px 
Holmes Inspection Company
Stucco and EIFS Inspection
923 NE Woods Chapel Rd #406
Lee's Summit, MO 64064
Email Us


You are welcome to be at the Stucco or EIFS Inspection so the inspector can go over things with you and answer your questions.  If you are not able to attend, we understand, because sometimes that is just not an option.  We can collect a credit card over the telephone for your convenience.  If you will be present at the site we also take: checks, money orders, mastercard, visa AND of course cash. A receipt will be included with your completed report. Please note that we will require payment and a signature on our Stucco Inspection agreement before we can do the inspection for you OR release your completed report.

Missouri & Kansas Area’s We Service

The Holmes Inspection Company regularly inspects Stucco or EIFS homes or buildings in the Kansas City Metroplex and surrounding areas in Kansas and Missouri within a 150 mile radius of our office including outlying areas like Junction City, KS on the West; St. Joseph, MO on the North; Columbia, MO to the East; and Nevada, MO or Emporia, KS to the South. For an additional fee, we've also gone to areas like Wichita, Saint Louis, Lake of the Ozarks, Joplin, Springfield and Tulsa. If the price is right, we will go about anywhere you need us.

MISSOURI - Belton, Blue Springs, Boonville, Buckner, Butler, Cameron, Carthage, Clinton, Columbia, Concordia, Excelsior Springs, Garden City, Gladstone, Grain Valley, Grandview, Greenwood, Harrisonville, Higginsville, Independence, Jefferson City, Kansas City, Kearney, Lathrop, Lawson, Lee’s Summit, Lexington, Liberty, Lone Jack, Marshall, Marysville, Nevada, North Kansas City, Oak Grove, Odessa, Parkville, Platte City, Pleasant Hill, Raymore, Raytown, Sedalia, St. Joseph, Tipton, Warrensburg, Warsaw

KANSAS – Atchison, Baldwin City, Basehor, Bonner Springs, Burlington, Desoto, Emporia, Eudora, Fairway, Gardner, Garnett, Junction City, Kansas City, Lansing, Lawrence, Leavenworth, Leawood, Lenexa, Louisburg, Manhattan, Merriam, Mission, Mission Hills, Mound City, Olathe, Osawatomie, Ottawa, Overland Park, Paola, Pittsburg, Prairie Village, Roeland Park, Shawnee, Springhill, Stillwell, Tonganoxie, Topeka, Westwood