The exterior surface of a house is known as cladding.
Cladding can include wall surfaces , soffits, fascia, doors, windows, trims, flashing, and caulking available in many kinds of materials.
Masonry walls may be load-bearing or veneers (just siding). See image below for hints on brick walls.
Adhered-Masonry Veneer
Stucco
Thin concrete-like skin applied to a building (cement, aggregate & water mix).
Aluminum should not be in contact with stucco as it is prone to oxidation (rusting).
Watch out for missing drip screeds along stucco. These indicate possible direct bonding of the stucco to the concrete foundation.
Watch out for hardboard panels that imitate stucco. These are usually 4X9, 4X9 or 4X10ft sheets. Watch for uniformity of the of the surface and trim pieces.
Synthetic Stucco - EIFS
EIFS = Exterior Insulation and Finish Systems
- Gained popularity in the 1990s
- Suffers the same problems of traditional stucco but is more prone to conceal water damage.
- When comparing to traditional stucco, one can attribute the damage to EIFS not having building paper and not having metal lath ( that forms an air space to promote a path for water and drying.)
- EIFs have been banned in some jurisdictions and have faced lawsuits.
Wood Siding
- Cedar and redwood are amongst the best siding options when it comes to wood because they have natural decay-resistant resins.
- Best performance is achieved when wood boards are under 8 inches wide, thicker, rough textured and shorter in length.
To determine wood rot, prob the wood with a screwdriver of a small tool.
JOINTS
- It is better for joints to be staggered.
- Joints should be over a stud.
- Diagonal siding should have vertical joints on top of studs.
- Wood shingles should NOT be butted together side to side. There should be roughly 3/8 inch apart.
If the sheathing is not strong enough to support nailing between the studs, horizontal strapping should be installed.
Any wood will rot if moisture content is above 20% and temperatures are in the 40-115 Fahrenheit range.
Metal & Vynil Siding
- Life expectancy of 40+ years
J Moldings (J Chanels) are not flashing! A proper drip cap should still be present.
If caulking needed is over 1/4 inch, then a backer rod should be used.
Some jurisdictions require that metal siding be grounded to either the house water piping or ground rods. << Safety measure
Asbestos-Cement Siding
- Typically come in large shingles 18 by 24 inches
- Common in the 1900s
- Not a health hazard if left alone. Only a hazard when they become friable.
Modern Fiber-Cement Siding
- Similar to asbestos cement without the asbestos
- Non combustible and termite/rot resistant
- Should be installed at least 6 to 8 inches off the ground
- Panels come typically in 4X8, 4X9 or 4X10 , multiple finishes. Typical widtsh are 6-12 inches.
Parging - thin coat of cement plater. Could be used to prevent further masonry deterioration.
Soffits & Fascia
Windows & Doors
- Sill should be sloped to allow water to run away
- There should be a capillary break to prevent water from damaging the cladding
- There should be flashing under sills
TRIM, FLASHINGS AND CAULKING
A drip clap flashing is not required if the roof overhand is 4X greater than the distance from the top of the window to the soffit
Exterior Structures
Landings at the top of steps should be large enough to open the door without having to step off the landing. 3X3 feet minimum.
Look for handrail if there are more than 3 steps
Maximum rise for steps should be 7 3/4 inches. Minimum tread should be 10 inches.
Landings below door sills should be at least 6 inches.
Guards are required if the deck floor is more than 30” above grade
Handrails on both sides are typically required if steps are wider than 44 inches.
Handrails must be easy to grab. They should be at least 1 1/2 inches away from the wall and the grab should be roughly 1 1/2 inches across the top surface to make it graspable.
Spindles or balusters should be spaced out not more than 4-inches away.
Horizontal railings are sometimes not allowed by jurisdictions as they pose safety hazards for children ( easy to climb.)
Handrail height should be about 35-36 inches. Guards should be 42 inches high. Although some jurisdictions may allow for 36 inches.
Garages & Carports
Standards require for garages to be inspected whether attached or detached. Other structures are not required.
BE CAREFUL of ductwork passing into the house from a garage. There should be no gaps to prevent vehicle fumes from entering the house! There should be no supply or return registers either.
Doors between the garage and home should not open into a bedroom and these should be exterior-style doors at least 1 3/8 inches thick.
Garage floor slabs should be at least 3 inches thick and reinforced. Substrate should be 5 inches of well compacted gravel or clear stone.
Garage floor slabs should be installed with a slope to allow for water drainage out to the overhead door.
Hollow sounds below slab may indicate settlement of the substrate. Crackin should be anticipated.
AUTOMATIC OPENERS
- All automatic opener should have the ability to stop and reverse direction upon encountering a possible obstruction when closing. If an obstruction is found when opening, it should stop only.
When testing an automatic garage opener, keep your hand in the disconnect cord if the units doesn’t stop right away upon encountering an obstruction. You can test with a 2 inch piece of plywood or toilet paper roll.
Gas, propane, and oil-fired water heaters and furnaces in garages should be protected from vehicle impact and should be at least 18 inches above floor level.