A client of William Leys Waterproofing Consultants LLC has a problem with stucco under their balconies. The stucco is cracking on the outside edge of the soffit (the ceiling under the deck). Several residents were reporting that when it rained water would come out of the cracks.

The Board of Directors sought a waterproofing consultant to assist in finding out why their stucco was cracking and leaking water. They thought the source of the water intrusion was from the decks. After a search they found us and retained us to perform some destructive testing and investigate the source and reason for the cracking.

We started by making visual observations of the decks and surrounding building materials. We observed the cracked stucco under the soffits, we observed the decks and we observed the exterior walls of the balcony and the walls adjacent to the balcony.

Our observations found the soffits were indeed cracked and stained from water. We observed that the exterior walls surrounding the balconies also had cracks, and that a foam architectural bullnose detail was cracking where it joined the wall.

Firing up our grinder with a diamond blade to cut through the stucco, we found rusted stucco diamond lath. Stucco lath gives the stucco something to grip to.

We peeled back more stucco, exposing the structural beam at the outside edge. The beam had no damage to it at the two locations we opened.

Next we opened up the foam bullnose on the wall surrounding the deck. Here we found the apparent problem. The stucco behind the bullnose has large cracks in it. In the corner we found a large hole in the stucco with rotted wood behind it.

Pending further destructive testing by a contractor, our initial conclusion is that the foam bullnose and cracked stucco behind it is the source of the water getting into the stucco soffits of the balconies. Now we just need to follow the waters path down the building and see if structural damage is occurring inside the walls.

If your stucco covered building has cracks in it, water coming out of soffits, if you suspect leaks, we encourage you to seek the help of the experts at William Leys Waterproofing Consultants LLC. We are uniquely qualified to investigate your building envelope problems and come up with solutions to fix them. As former contractors we understand waterproofing and building envelopes like few others do. As a former HOA manager you also get someone uniquely qualified and understanding of HOAs and their needs.

Call today for a discussion on how we might be able to help you. 805-801-2380 You won’t get just anyone answering the phone, you get me, Bill Leys, the owner of the firm.