Brown liquid running down side of home

[Gregg]

Hello,

 

I am new to this space.  I found it after I found this brown liquid coming out of the stucco on under my covered entry and looking for possible causes.  I believe I have seen others on this site call it a cola like color...which is accurate.  I tried to clean it today using Dawn soap and water....using a firm scrub brush to no avail.  This is stained...and continues to leak.  I have a six year old home that I purchased a year ago.  The house had its original color and there were no signs of previous staining.  I will attempt to attach a photo or two to show you its location.  What is located on the interior of this stain is a guest room, and a guest bath about 15-20 feet away.  The home is located in Florida and it has been very humid, and rainy the last few weeks.  I looked on the tile roof, and gutters, and did not see any obvious signs of a leak,  I found some people on this site previously mentioned it could be poor venting into the attic from a bathroom?  Sounds feasible.  My question to you all is....what do you think should be my next step?  Have the roof inspected, have someone check the attic to test for moisture levels??  I would appreciate your suggestions and this occurred within the last two days and looks VERY bad.  I am nervous about any damage that may be occurring behind the stucco.

Thank you in advance for sharing your knowledge.

Gregg

 

[Jerry Simon]

Last picture suggests a wall-roof flashing leak above (though a picture of the wall/roof juncture area above would help here).  Have a roofing contractor check.

[hausdok]

That house is covered with an E.I.F.S. (Exterior Insulation and Finishing System) exterior cladding. As far as I can tell by the photos, the installer didn't observe the proper steps for installation of through-wall flashings, clearances around protrusions filled with backer rod, etc., and that gutter is supposed to terminate at least an inch from that EIFS cladding. If an EIFS wall cannot drain, it rots. Sorry to put it so bluntly but EIFS walls when not properly done are a nightmare.

As an example, years ago a realtor I know asked me to come by and look at his home. The exact same thing you have was happening to his three-year old home. I scanned the front wall of his home, which was on the windward side, for moisture and my moisture meter went crazy. "That wall is soaking wet behind the stucco," I told him. "You'd better have the installer look at it."

He called me up the next day. "The installer says you're out of your mind," he said. I responded, "Tell you what, I'll meet you and the instructor tomorrow afternoon at your house, and I'll show him what I'm talking about. If it turns out that I'm wrong, I'll pay for whatever repair is needed." He called me back later and said the installer had told him, "He's on. He's gonna have a nice fat bill!"

At the appointed time I met them both. I got out my moisture meter and showed the contractor what I was talking about. He laughed and said, "OK, I hope you've got deep pockets," as he got a saw off his truck. He proceeded to cut a 6inch by 6inch square out of that wall. When he pulled it out, we noticed the smell even before peering in the hole. It smelled like a moldy wet basement! The interior of the wall was soaking wet - sheathing, framing, insulation. "Okay, I guess you don't need me here anymore," I said, and left.

For the next six weeks that contractor worked at stripping all of that EIFS layer off that home and fixing all of the rot. It was so bad that, when they stripped the two columns flanking the front stoop, water drained out of the wall, and one could break off chunks of the framing underneath with one's bare hands. That contractor ate that entire job plus the cost of completely cutting out walls and framing and rebuilding them where they were rotten behind the EIFS. He was obligated to do that because in my state there is a ten-year structural warranty, and this incorrect installation has compromised the structural integrity of that building. Just as soon as the job was completed, that realtor put his dream home in the market and sold it. He didn't want to have anything more to do with it.

Now, I'm not saying your home is like that, because I don't know for certain, but from what I'm seeing, you definitely need an experienced EIFS specialist - not the guy that did this incorrect installation, to check that out because it could be hiding a very serious issue. Get a qualified EIMA (EIFS Industry Member's Association) professional out to examine that installation. Don't dawdle, don't delay, don't pass go, do it now. Maybe one will arrive and tell you that I'm out of my mind, but I don't think so.

ONE TEAM - ONE FIGHT!!!

Mike 

[Jerry Simon]

3 hours ago, hausdok said:

That house is covered with an E.I.F.S. (Exterior Insulation and Finishing System) exterior cladding. As far as I can tell by the photos, the installer didn't observe the proper steps for installation of through-wall flashings, clearances around protrusions filled with backer rod, etc., and that gutter is supposed to terminate at least an inch from that EIFS cladding. If an EIFS wall cannot drain, it rots. Sorry to put it so bluntly but EIFS walls when not properly done are a nightmare.

As an example, years ago a realtor I know asked me to come by and look at his home. The exact same thing you have was happening to his three-year old home. I scanned the front wall of his home, which was on the windward side, for moisture and my moisture meter went crazy. "That wall is soaking wet behind the stucco," I told him. "You'd better have the installer look at it."

He called me up the next day. "The installer says you're out of your mind," he said. I responded, "Tell you what, I'll meet you and the instructor tomorrow afternoon at your house, and I'll show him what I'm talking about. If it turns out that I'm wrong, I'll pay for whatever repair is needed." He called me back later and said the installer had told him, "He's on. He's gonna have a nice fat bill!"

At the appointed time I met them both. I got out my moisture meter and showed the contractor what I was talking about. He laughed and said, "OK, I hope you've got deep pockets," as he got a saw off his truck. He proceeded to cut a 6inch by 6inch square out of that wall. When he pulled it out, we noticed the smell even before peering in the hole. It smelled like a moldy wet basement! The interior of the wall was soaking wet - sheathing, framing, insulation. "Okay, I guess you don't need me here anymore," I said, and left.

For the next six weeks that contractor worked at stripping all of that EIFS layer off that home and fixing all of the rot. It was so bad that, when they stripped the two columns flanking the front stoop, water drained out of the wall, and one could break off chunks of the framing underneath with one's bare hands. That contractor ate that entire job plus the cost of completely cutting out walls and framing and rebuilding them where they were rotten behind the EIFS. He was obligated to do that because in my state there is a ten-year structural warranty, and this incorrect installation has compromised the structural integrity of that building. Just as soon as the job was completed, that realtor put his dream home in the market and sold it. He didn't want to have anything more to do with it.

Now, I'm not saying your home is like that, because I don't know for certain, but from what I'm seeing, you definitely need an experienced EIFS specialist - not the guy that did this incorrect installation, to check that out because it could be hiding a very serious issue. Get a qualified EIMA (EIFS Industry Member's Association) professional out to examine that installation. Don't dawdle, don't delay, don't pass go, do it now. Maybe one will arrive and tell you that I'm out of my mind, but I don't think so.

ONE TEAM - ONE FIGHT!!!

Mike 

You may certainly be correct, but didn't look like EIFS texture to me; more like a hardboard stucco.  (If so, shouldn't be the sole area with issues.)

[hausdok]

In any event, you don't see any drainage method and it looks like that gutter was installed before the cladding was done, which means, the cladding isn't complete just behind the end of the gutter. If that is the case, and the end of the gutter overflows because it's clogged with debris, that water is going to drain into the wall cavity. Guess what happens to the wood in that wall if there is no way for the water to drain out of the wall?