Sunset Construction Group

“Why is it important and what are the best methods?”

Moisture testing is important because it identifies areas where moisture intrusion is occurring and how severe the damage may be. If ignored, it can seriously damage a home’s wood structure through rot and mold within the wall cavity.

Although moisture intrusion has become a focus behind stucco-clad homes, the issue can exist behind other cladding materials like brick, stone, fiber cement or cedar siding. The issue is most common in homes built between 1985 to 2003. Building codes and practices have since been updated to include the installation of kick out flashing, weep screed, and pan flashing under windows, and as a result, many of the issues have been resolved.

However, other issues like excessive interior humidity and low perm vapor retarders continue to develop problem areas and further complicate the issue. In a nutshell, the wall cavity materials and design in the newer-built homes (both above and below grade) do not have the ability to dry like the older homes.

That is why Sunset Construction Group recommends that home buyers and owners spend one-tenth of one percent (0.1%) of the value of the home on a quality moisture intrusion test. If damage or maintenance is required, as a certified repair contractor, Sunset CG is second-to-none when it comes to helping determine the best methods to protect your investment.

There are both invasive and non-invasive methods of testing, such as: Exterior Probe, Interior Probe, Infrared Photography, Radioscopic Scanning, Bore Scopes and Visual Inspection, to name a few. With generations of experience within the stucco industry and in-depth knowledge of the moisture intrusion industry, Sunset CG can help you determine which inspection method to invest in the first time around.

Contact Sunset CG for guidance on what type of inspection is right for you.

“How do I determine if I’m under warranty and which path to take?”

Things to Consider

- Am I within my 10-year warranty?
- Will a structural engineer or an industrial hygienist (mold vendor) serve me best?
- Should I call a lawyer or try and work directly with my home builder?
- Is the damage contained to the outer walls, or should I be concerned with damage or mold on the interior of the home, too?
- Are these repairs going to cost me tens of thousands or hundreds of thousands?
- What types of warranties are available for the different repair strategies being presented to me?
- If I am outside of my 10-year warranty, do I have other options?

“If my exterior has damage, should I be concerned with mold on the interior?”

The Facts
There is always a little mold everywhere – in the air and on many surfaces.  And to many people, the presence of mold may not be a huge health issue or require one to move out.

However, the hazards presented by molds that contain mycotoxins should be considered the same as other common molds which can grow in your house and other buildings. There are a few reported cases that toxic molds (those containing certain mycotoxins) can cause unique or rare health conditions, such as pulmonary hemorrhage or memory loss. These cases are rare, and a causal link between the presence of the toxic mold and these conditions has not been proven.

A commonsense approach should be used for mold contamination. The most common symptom is a hay fever-like allergic reaction. Certain individuals with chronic respiratory disease (chronic obstructive pulmonary disorder, asthma, etc.) may experience difficulty breathing. Individuals with immune suppression may be at increased risk for infection from molds. If you or your family members have these conditions, a qualified medical clinician should be consulted for diagnosis and treatment. For the most part, one should take routine measures to prevent mold growth in homes and other buildings.

There are several resources like the CDC (http://www.cdc.gov/health/mold.html) where you can obtain information on the impact mold may cause to you and your family.  If you are experiencing symptoms that may be caused by mold, we recommend utilizing a certified hygienist to help resolve the issue.

We have invested in HEPA (High Efficiency Particulate Air) filter systems to assist in mold containment throughout the repair process. These filters are designed to remove 99.97% of all airborne pollutants that are 0.3 microns or larger as the air passes through the filter. This also includes tobacco smoke, household dust and pollen.

Contact Sunset CG for guidance on which mold vendor is right for you.

“Certified Repair Contractor – Third-Party Warranty Available”

With generations of stucco experience, Sunset Construction Group has the knowledge and experience necessary to dig into the problem areas, make the necessary corrections and patch the areas back into the existing stucco. Not only does this maintain the structure, but often it improves curb appeal of the property.

We work closely with the area’s best inspectors and engineers to ensure we develop and implement the best solution for the project.  Simply opening an area up, cleaning it out and putting it back together is not enough.  The true source of the leak needs to be resolved, and while we are there, upgrading the design and performance of the area is crucial to ensure the issue does not repeat at a later date. This requires an in-depth understanding of the moisture intrusion issue and commitment to detail and craftsmanship.

Although Sunset CG already compiles a Master Repair Report as documentation to our findings and repairs, some of the inspectors and engineers are retained to oversee the repair contractor.  For this reason, many of the local experts are already familiar with our repair protocol and it often becomes a collaborative effort.

In addition, at the time we became certified through Moisture Warranty Corp. (www.moisturewarranty.com)  Sunset CG was the first and only certified repair contractor in the state of Minnesota.  This protocol applies only to the Retrofit Stucco Strategy and includes a maintenance protocol for the areas of the house that did not have issues within the report. Generally, the Retrofit Stucco Repair option usually comes in at 20-40% of the cost of a Complete Tear-Off and Redo Option.

Contact Sunset CG for a free 45 minute consultation and free estimate for stucco remediation.

“Rebuild and improve the wall design – then install stone and JamesHardie or stone and stucco”

Sunset Construction Group conducts both Retrofit Repair and Complete Tear-Off and Redo strategies; therefore, we are not biased to one method over the other.  We have seen our competition steer a home owner into a strategy that fits the contractor more than what the house actually required, resulting in a poor investment decision.  Because we offer both strategies, we let the inspection report and wishes of the homeowner dictate which repair strategy is right for the property.

Secondly, the notion that removing stucco and replacing it with fiber cement siding will solve the problem is a false assumption.  If all things are equal, moisture intrusion can occur behind fiber cement board, brick, stone and cedar siding homes just as it does behind stucco.

For that reason, Sunset CG strongly recommends you interview a repair contractor with experience in the moisture intrusion field before installing JamesHardie, stucco or other siding materials.  Even with current codes, there are improvements that can be made to common installation methods to help ensure your home doesn’t have issues 5-15 years down the road.

WARRANTY- STATE OF MN STATUS 327A.02 STATUTORY WARRANTIES.

Subdivision 1.Warranties by vendors.

In every sale of a completed dwelling, and in every contract for the sale of a dwelling to be completed, the vendor shall warrant to the vendee that:

(a) during the one-year period from and after the warranty date the dwelling shall be free from defects caused by faulty workmanship and defective materials due to noncompliance with building standards;

(b) during the two-year period from and after the warranty date, the dwelling shall be free from defects caused by faulty installation of plumbing, electrical, heating, and cooling systems due to noncompliance with building standards; and

(c) during the ten-year period from and after the warranty date, the dwelling shall be free from major construction defects due to noncompliance with building standards.

Contact Sunset CG for a free 45 minute consultation and free estimate to install JamesHardie or New Stucco.