Siding

Observe and inspect the siding from up close and at a distance. Looking at “the big picture” will help you avoid getting lost in the details while overlooking a larger problem. Remember that a home’s siding is its weatherproof “skin.” Any gaps or openings can allow water to enter and cause deterioration. Be alert to areas where missing house wrap can be observed. Inspect for damage, deterioration, cracks, gaps, loose sections, missing siding, and improperly-installed or missing flashing(s). Note areas of bulging or displaced siding, or an overall lack of uniformity. This can indicate installation issues and/or an underlying structural concern. Inspect for proper clearances between the siding and adjacent surfaces, e.g. roofs, grade, decks and patios, penetrations, and flashings.

Different siding materials must be identified as separate Components, i.e. Siding 1, Siding 2, etc. Note that “problem” siding systems, e.g., EIFS and MSV, should be reported with a Defect Statement and recommendation for a specialist’s evaluation even when no issues are observed. Information Statements for Composition Board and “traditional” Stucco have been provided to allow you to bring these systems to the client’s attention without rating it “Defective.” These should ONLY be used when there are no observed defects or concerns with the siding.

Clearances and flashings are critical in preventing water penetration and siding deterioration. Even high quality long-lived materials will fail if allowed to be too close to other surfaces. Proper flashings serve to mechanically exclude water at transitions. Caulk alone is generally a temporary measure.


Sidings should be 6″ above the grade. Brick veneer, MSV, and EIFS should have weep holes, a weep screed, or flashings at this same clearance.

The siding is too close to, or in direct contact with, the ground. This is conducive to moisture damage and wood-destroying insect infestation. Remove the ground from direct contact with the siding.

Water running down a roof will deteriorate the siding without proper clearances.

The siding is too close to the roof surface. This creates a condition conducive to water intrusion, deterioration, and mold growth. Hire a siding contractor to trim and reinstall the siding.

Siding materials should be at least 1″ above a slab surface. Special rules apply to masonry, MSV, and EIFS.

The siding is too close to, or in direct contact with, a slab or hard surface. This is conducive to moisture damage and wood-destroying insect infestation. Hire a siding contractor to trim and reinstall the siding.

Siding must have appropriate clearances from decking, as well as have proper flashings installed.

Some siding warranties require butt-end flashings behind the joints. Overall, it’s a “best practice.” Check for the presence of a house wrap when possible.

There is house wrap missing behind the siding. House wrap limits moisture and air flow through the building’s exterior walls. Add house wrap and replace siding as required.

Flashings at horizontal transitions are critical for excluding water. Above windows and doors this is called a “head flashing.”

“Block penetrations” through a wall are horizontal flashings.

The “head flashing” is missing over the opening in the exterior wall. This can allow water penetration and deterioration. Hire a contractor to make the required repairs.

A “kick-out” flashing is essential where the side of a roof terminates against a wall. It prevents water from driving behind the siding.

When a gutter is installed, the kick-out should be positioned to divert water into it.

The transition between masonry and other sidings requires clearances and flashings.

There is vegetation in contact with the siding. Vegetation can cause damage and premature deterioration to the siding. Trim or relocate any plants and trees to provide at least a one foot air space around the home.

There is damaged or deteriorated siding. This permits moisture to enter and will cause further deterioration. There may be hidden damage behind the siding. Replace the siding and repair damage which may be revealed.

There is loose or missing siding. This permits moisture to enter. There may be hidden damage behind the siding. Replace the siding and repair damage which may be revealed.

There are fasteners or nails in the siding. This may allow water intrusion and premature deterioration. Ensure that fasteners or nails are properly waterproofed.

Vinyl siding must be installed “loosely.” You should be able to move the panels side-to-side. This allows for expansion and contraction, and prevents buckling. Panels should have a 1” overlap. No caulking should be installed except where the vinyl trim pieces meet another material, e.g. at the wood window trim. There should not be fasteners driven through the siding. Penetrations such as light fixtures and vent openings should have a trim box rather than relying solely on caulk.


The vinyl siding is buckled. This indicates that it is installed too tightly to allow for proper expansion and contraction. Have the siding reinstalled as needed.

There are gaps in the siding. This permits moisture to enter. Repair the siding and repair damage which may be revealed.

There is loose or missing siding. This permits moisture to enter. There may be hidden damage behind the siding. Replace the siding and repair damage which may be revealed.

There is damaged or deteriorated siding. This permits moisture to enter and will cause further deterioration. There may be hidden damage behind the siding. Replace the siding and repair damage which may be revealed.

The vinyl siding is damaged from heat. This is often due to using a BBQ grill too near the siding, and can allow water penetration. Repair or replace the siding as needed.

The vinyl siding is damaged from heat. This appears to be due to reflection from the adjacent window, and may allow water penetration. Replace the siding as needed and consult with a window specialist for preventative measures.

Be alert to missing or deteriorated mortar in the joints. Existing mortar repairs must be reported with a recommendation to consult with the homeowner and/or a mason to determine the history and whether there are ongoing issues. The area at window and door lintels should be inspected for any signs of lintel corrosion and/or masonry cracking. The transition joint between the masonry and the window or door trim should be a small and uniform gap that is suitable for caulking. Excess width and/or caulking should be reported.

Mortar repairs on soft antique brickwork using modern hard Portland mortar should be noted as a defect. It can cause spalling, which is a defect regardless of the mortar type. Be alert to displacement in brick veneer systems. This can be most readily observed at openings. Weep holes should be present above the flashings at window and door openings and at the base course above the grade.


The caulk is missing or deteriorated at the masonry openings. This can allow water penetration. Repair the caulk.

There is excess caulk at the masonry opening, which is likely to fail and permit water penetration. Caulks are not designed to span more than a 1/4″ gap. Hire a contractor to make repairs as needed.

There are cracks in the siding. This permits moisture penetration and will cause further damage. Repair the cracks.

There is damaged or deteriorated siding. This permits moisture to enter and will cause further deterioration. There may be hidden damage behind the siding. Replace the siding and repair damage which may be revealed.

There is evidence of repairs to the siding. This implies past damage or movement. The extent of any concerns is unknown. Consult with the homeowner or a mason to determine what actions are needed.

The steel lintel is rusting. This can cause it to expand and cause cracking in the masonry. Repair and seal the lintel as needed.

The steel lintel is corroded and is causing the surrounding masonry to crack. This will allow water penetration and further damage. Hire a mason to repair or replace the lintel as needed.

There are deteriorated mortar joints in the siding. This permits moisture penetration and will cause further damage. Repair the mortar joints.

There are spalling bricks; spalling occurs when moisture penetrates the masonry and freezes. This permits further deterioration. Hire a mason to make required repairs.

There are spalling bricks and evidence that repairs using improper “Portland” mortar have been completed. Modern  mortar is generally unsuitable for older, soft brickwork and will cause ongoing damage. Hire a mason with experience working with antique brickwork to make required repairs.

The masonry veneer lacks weep holes. Weep holes are required above openings in the wall and above the grade to allow moisture to escape. Hire a mason to make repairs as needed.

The weep holes in the masonry veneer are blocked. This prevents moisture from being able to drain out from behind the veneer. Unblock the weep holes.

The masonry veneer is leaning, or has cracks with lateral displacement. This indicates movement or failure which may be ongoing. Hire a mason for an evaluation and repairs as needed.

Conventional cement-based stucco over lath or masonry is generally long-lasting. Minor cracks, while common, are notable. Bulging and delaminations are signs of water penetration and failure.


There are cracks in the siding. This permits moisture penetration and will cause further damage. Repair the cracks.

There is damaged or deteriorated siding. This permits moisture to enter and will cause further deterioration. There may be hidden damage behind the siding. Replace the siding and repair damage which may be revealed.

These systems must be inspected carefully for any signs of failure, improper installation, or concerns. Cracks, stains, delaminations, and missing flashings should be reported. The available Information Statements can only be used if no issues are noted.

Transitions between the siding system and a dissimilar material must be a well-maintained, caulked gap of no more than ¼”. EIFS systems should have expansion joints (not “V” grooves) built into the installation at the floor lines of multi-story buildings, and in large surface areas exceeding 144 sf. Weep screeds should be installed at or below the foundation plate line on exterior stud walls. The weep screed should be placed a minimum of 4 inches above the earth or 2 inches above paved surface areas.


An exterior insulating finish system (EIFS) type of siding is present. Some of these stucco systems have had concerns because of concealed water penetration issues that are not readily apparent. While no signs of defects are evident, we cannot identify latent problems during the course of this visual Home Inspection, which is non-intrusive. Due to concerns surrounding this material, a specialized inspection of the EIFS siding is recommended. Furthermore, it is suggested to have an EIFS-certified professional perform annual inspections.

There are gaps in the siding. This permits moisture to enter. Repair the siding and repair damage which may be revealed. An in-depth inspection by a qualified EIFS specialist is recommended.

There is damaged or deteriorated siding. This permits moisture to enter and will cause further deterioration. There may be hidden damage behind the siding. Replace the siding and repair damage which may be revealed. An in-depth inspection by a qualified EIFS specialist is recommended.

The kick-out flashing is inadequate, and significant overflow is evident. EIFS siding is especially vulnerable to water penetration below the roof/sidewall junction. Have a qualified EIFS specialist provide an in-depth inspection and repairs as needed.

A manufactured stone veneer (MSV) type of siding is present. Some of these systems have had concerns because of concealed water penetration issues that are not readily apparent. While no signs of defects are evident, we cannot identify latent problems during the course of this visual Home Inspection, which is non-intrusive. Due to concerns surrounding this material, a specialized inspection of the MSV siding is recommended.  Furthermore, it is suggested to have an MSV-certified professional perform annual inspections.

There are deteriorated mortar joints in the siding. This permits moisture penetration and will cause further damage. Have repairs and an in-depth inspection performed by a qualified MSV specialist.

There are cracks in the MSV siding. This permits moisture penetration and will cause further damage. Have repairs and an in-depth inspection performed by a qualified MSV specialist.

There is loose or missing siding. This permits moisture to enter. There may be hidden damage behind the siding. Have repairs and an in-depth inspection performed by a qualified MSV specialist.

There is damaged or deteriorated siding. This permits moisture to enter and will cause further deterioration. There may be hidden damage behind the siding. Have repairs and an in-depth inspection performed by a qualified MSV specialist.

The MSV is installed without a flexible sealant at the transition to different materials. This is contrary to industry standards, and will likely fail and admit water. Have repairs and an in-depth inspection performed by a qualified MSV specialist.

The MSV siding is installed in contact with the ground, and without a weep screed above the grade. This is contrary to industry standards and will likely lead to water penetration and deterioration. Have repairs and an in-depth inspection performed by a qualified MSV specialist.

The MSV siding is installed in contact with the deck, and without a weep screed above it. This is contrary to industry standards and will likely lead to water penetration and deterioration. Have repairs and an in-depth inspection performed by a qualified MSV specialist.

The MSV siding is installed in contact with the slab, and without a weep screed above it. This is contrary to industry standards and will likely lead to water penetration and deterioration. Have repairs and an in-depth inspection performed by a qualified MSV specialist.

The siding must have a viable paint or stain coating for protection. Pay special attention to the edges, especially on Composition Board. Swollen and/or warped siding should be reported. Exposed fasteners should not be driven below the siding’s surface; the fasteners should be sealed. The sidings must be installed with proper clearances.


A composition board siding is present. Some of these types of siding material are vulnerable to deterioration and disfigurement due to moisture absorption at the bottom edges and at butt joints. Wavy bulges are also common. Diligent maintenance is needed at all joints and edges to prevent deterioration. A regular painting schedule with a good primer and top coat should be followed to ensure reliable performance.

There is damaged or deteriorated siding. The edges of the composition boards have begun to absorb moisture. This will cause further deterioration. There may be hidden damage behind the siding. Replace the siding and repair damage which may be revealed.

There is damaged or deteriorated siding. This permits moisture to enter and will cause further deterioration. There may be hidden damage behind the siding. Replace the siding and repair damage which may be revealed.

There is loose or missing siding. This permits moisture to enter. There may be hidden damage behind the siding. Replace the siding and repair damage which may be revealed.

The siding is bare (no paint or stain). Unprotected siding will deteriorate much more rapidly than painted or stained siding. Paint or stain the siding.

The paint on the siding is peeling or blistering. This indicates moisture penetration, and will allow further damage. Repair or replace the siding, and paint as needed.

There are fasteners in the exterior siding that are driven below the surface. This will permit moisture penetration and allow deterioration. Ensure that fasteners or nails are properly waterproofed.

There are gaps in the siding. This permits moisture to enter. The repairs are unworkmanlike; expansive foam is not an exterior-rated product and will fail. Repair the siding and repair damage which may be revealed.

Cement Asbestos appears to be installed as an exterior finish. Do not abrade this siding in any way or disturb the surface of these shingles; asbestos fibers can be released into the air. This type of siding shingle is no longer manufactured and replacement shingles can be difficult to find. Removal is also increasingly expensive and must be performed by a specialist. Only a laboratory level analysis can confirm asbestos content. This inspection does not include any such analysis.

There is damage or deterioration to siding that appears to be cement asbestos. This permits moisture to enter and will cause further deterioration. There may be hidden damage behind the siding. Replace the siding and repair damage which may be revealed. Due to the potential heath risks associated with asbestos, all repairs should performed by a qualified specialist.