Traditional vinyl siding, long the go-to material for home builders, is simply being snubbed in favor of trendier manufactured stone products which may or may not contain any actual stone. The appeal of faux stone to builders and home owners is easy to understand: Fabricated stone or stone veneer exteriors are lighter in weight and cheaper than natural stone and are offered in a wide array colors and designs. Manufacturers have reported double-digit sales increases in recent years. But home inspectors are sounding off about the need for caution: Reports of water damage as a result of poor installation techniques are getting to be widespread.
Stone Exteriors: Asset or perhaps Major problem?
Home inspector Scott Patterson with Trace Inspections in Nashville, Tenn., says that in 9 out of 10 homes he inspects with stone veneer siding, the product is applied incorrectly. And home owners are reporting that water seepage behind the siding is ultimately causing rotting walls and mold problems. Sometimes the issues don’t become evident for many years after installation.
These damage reports related to manufactured stone sound eerily similar to those in the 1990s when synthetic stucco (also referred to as exterior insulation finish systems or EIFS) generated a great deal of public attention. Like artificial stone, synthetic stucco was initially touted as being a more cost-effective, versatile alternative to the real product. EIFS were also more crack-resistant than traditional stucco. Years later, home owners discovered water penetrating small openings around doors and windows, resulting in costly repairs. Home owners filed lawsuits against manufacturers, and class action settlements ended in affected home owners receiving generous payouts.
To avoid a case of history repeating itself, the American Society of Home Inspectors has urged members to become familiar with manufactured stone siding and to inspect it vigilantly for budding problems given its porous nature compared to actual stone. ASHI has offered seminars about how to spot problems as a result of improper installation. Home inspectors nationwide are also posting articles on their websites warning home owners to have their manufactured stone inspected.
That said, not all homes with these exteriors are doomed, says Frank Lesh, executive director at ASHI. Home owners typically experience no problems when faux stone is installed correctly and appreciate it as an affordable, lightweight alternative to natural stone exteriors. The artificial product, running about $3 to $8 per square foot before installation, is one-third to one-half the price of genuine stone, though still about twice the price of vinyl siding. “It’s a durable, long-lasting product, but there are still things to watch out for,” says Lesh. “It has to be installed the correct way, and among subcontractors-of even some big builders-unfortunately this isn’t always the case.”
Consumers purchasing a home featuring manufactured stone veneer might consider hiring a home inspector with specialized training. Real estate pros can direct clients to ASHI’s homeinspector.org website and recommend that they search for inspectors who list an expertise in these materials in their profiles.
So how do home owners determine if they have a problem? There may be visible signs; Patterson recalls one recent incident where home owners noticed the trim boards inside their home were beginning to separate and found a little discoloration on a section of their wood flooring. Patterson discovered the exterior’s artificial stone had not been installed with sealants or the needed backer rods around a huge window frame, which led to water pouring into the walls and eventually damaging the interior wall.
Another test for potential problems would be to simply tap on the stone to see if anything feels loose. “If there’s water behind it, the glue starts to come off and you may get some movement,” Lesh says. Also, look for water damage around the siding. However, inspectors warn that the issues are often hidden behind the stonework and difficult to detect until the damage has become extensive.
That’s where specialized equipment can really be handy. Patterson utilizes a moisture meter and an infrared camera if he suspects an issue. He also looks to make sure the artificial stone comes up to the window or door frame, with merely about a half-inch buffer between the two. That space should be filled with a foam rod and a flexible sealant that seals the entire area on top. Also, he checks to make certain the artificial stone isn’t buried underground. There should be about six inches between the ground and the bottom of the stone to avoid water from seeping in.
If damage is found, we suggest that you consider employing a structural engineer to perform a much more invasive moisture testing procedure to find out the extent of the damage to the walls behind the stonework. Many of the same contractors who fixed EIFS in the 1990s and early 2000s are working on repairing stone veneers too. Home owners may find that builders can help resolve an installation issue as well.
Repairing the damage isn’t a small job. The expense of replacing improperly installed manufactured stone runs from about $30 to $38 per square foot of wall. And that doesn’t include repairing any damaged landscape or the replacement of the product itself.
Meanwhile, home owners’ fascination with manufactured stone veneer remains strong. The vast selection of colors and textures are a draw, and when it’s installed correctly, home owners find it worth every penny. Indeed, Remodeling magazine’s 2016 Cost vs. Value Report highlighted manufactured stone veneer as having the next to the highest ROI out of 27 home projects, with nearly 93% of the cost recouped at resale. (Only attic insulation, having an ROI of nearly 117%, came in higher.) But don’t leave any stone un-turned when doing research about the benefits and pitfalls with this emerging product category.
Nick & Cindy Davis with RE/MAX Premier Group have worked with the majority of the builders here in the Tampa Bay and Surrounding areas. There are some that are better than the others, and some that you should just avoid entirely. If you are ready to get started in finding your new home, why not have someone who is looking out for you. We are always just a call to 813-300-7116 or simply click here and let us get started working for you.