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  1. #1
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    May 2010
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    No. San Diego Co., CA
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    562

    Default Exterior texture/elastomeric coating

    I'm not a huge fan of exterior texture (TexCote) or elastomeric type coatings over stucco or other exterior cladding, though they do have their uses. Longevity of the finish, like any other paint job, depends on proper prep. and professional application, which we usually have no knowledge of other than existing finished appearance. Failure of the product can occur from months to within a few years for a variety of reasons.

    Does anyone use a standard warning or disclaimer when reporting the existence of these types of finishes?
    Thanks in advance.

    Inspection Referral SOC

  2. #2
    Join Date
    Mar 2007
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    Spring Hill (Nashville), TN
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    5,847

    Default Re: Exterior texture/elastomeric coating

    Quote Originally Posted by Ian Page View Post
    I'm not a huge fan of exterior texture (TexCote) or elastomeric type coatings over stucco or other exterior cladding, though they do have their uses. Longevity of the finish, like any other paint job, depends on proper prep. and professional application, which we usually have no knowledge of other than existing finished appearance. Failure of the product can occur from months to within a few years for a variety of reasons.

    Does anyone use a standard warning or disclaimer when reporting the existence of these types of finishes?
    Thanks in advance.
    I pretty much craft the verbiage for each case. Basically, I start with a statement that the cladding was never designed for a waterproof coating as it will not allow the wall to breathe and dry properly. I then add that I have no idea of how it will perform in the future and that I would never recommend the use of such a product.

    That is about all I say............. It is a crap product that should never be used to cover an entire wall. Maybe a parapet wall or small area but not an entire wall or home. It is way overused by folks looking for a cheap fix!

    Last edited by Scott Patterson; 12-31-2014 at 07:25 AM.
    Scott Patterson, ACI
    Spring Hill, TN
    www.traceinspections.com

  3. #3
    Join Date
    May 2010
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    No. San Diego Co., CA
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    562

    Default Re: Exterior texture/elastomeric coating

    Thanks Scott for your input. I'm pretty much with you, though I actually think most of the problems are with inadequate / improper prep. rather than with the product itself.


  4. #4
    Join Date
    Aug 2011
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    Bennett (Denver metro), Colorado
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    Default Re: Exterior texture/elastomeric coating

    Ok, I confess that I don't know much about Texcote. I just did some quick internet searching and found some complaints but frankly, someone will complain about puppies and BBQ for breakfast so a few complaints don't mean much.

    First, how do you identify it when you walk up to a house?
    How often do you see problems and what are the problems?

    If you choose not to decide, you still have made a choice.

  5. #5
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    Mar 2007
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    Spring Hill (Nashville), TN
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    Default Re: Exterior texture/elastomeric coating

    Quote Originally Posted by Lon Henderson View Post
    Ok, I confess that I don't know much about Texcote. I just did some quick internet searching and found some complaints but frankly, someone will complain about puppies and BBQ for breakfast so a few complaints don't mean much.

    First, how do you identify it when you walk up to a house?
    How often do you see problems and what are the problems?
    Lon, as far as what it looks like? Think of 5 or so coats of flexible paint or a flexible plastic like coating. The same look can also be obtained with several coats of latex paint so it can be difficult to ID. The bid difference is that Texcote will have texture(sand like grit) in it. With Latex paint the stucco surface becomes smoother with each coat of paint.

    What happens is that moisture gets locked into the stucco which is a masonry product so it is porous and over time it needs to air dry to maintain its integrity. Common problems you will see are bubbles in the finish coat that can actually fill with water; sloughing off of material and water seeping inside the wall structure. Problems like this can be found with walls that are also painted with common latex paint if it is put on heavy enough.

    Scott Patterson, ACI
    Spring Hill, TN
    www.traceinspections.com

  6. #6
    Join Date
    May 2010
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    No. San Diego Co., CA
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    562

    Default Re: Exterior texture/elastomeric coating

    Lon
    its not that uncommon here in So.Cal. I've owned a few of properties over the years that have had this type of finish...TexCote is the brand name...some good, some bad. The properties I see today with it are primarily 50s -70s era. Severe weather is not a huge factor here as far as its longevity goes but as Scott said, can be really problematic if it starts to bubble. In fact heat and sun allows the finish to flex making for a decent bridging application.

    It's typically 8-10 times thicker than latex and spayed on. It is usually applied over stucco or masonry, specifically over a poor / cracked finish but I've seen wood and fibrous siding with it applied also. Once it starts to bubble or peel the only real solution is to sandblast and scrap it all off, back down to the underlying base....very expensive remedial process.

    if it's been applied a few years with no signs of deterioration/bubbling/peeling etc. it's probably going to be okay but like any other finish, who knows what is going on behind it. It can also be a real problem if an oil based paint it applied over top, creating a seal, even with a good primer.

    Last edited by Ian Page; 01-02-2015 at 09:55 AM.

  7. #7
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    Mar 2007
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    Santa Rosa, CA
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    2,479

    Default Re: Exterior texture/elastomeric coating

    Quote Originally Posted by Lon Henderson View Post
    ... but frankly, someone will complain about puppies and BBQ for breakfast so a few complaints don't mean much.
    Puppies for breakfast??? Egad!!!



    Department of Redundancy Department
    http://www.FullCircleInspect.com/

  8. #8
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    Aug 2011
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    Bennett (Denver metro), Colorado
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    Default Re: Exterior texture/elastomeric coating

    Quote Originally Posted by Gunnar Alquist View Post
    Puppies for breakfast??? Egad!!!

    See! A complaint.....

    Thanks guys. Interesting. For some reason, elastomeric exterior coatings aren't common here. I've seen some new construction that looks like plastic on the siding but it's smooth like heavy paint and I never asked the builder if it was something other than paint.

    I haven't seen anything like you guys describe on stucco or paint, but since I live under Murphy's Law, I'll probably see Texcote on Monday.

    If you choose not to decide, you still have made a choice.

  9. #9
    Join Date
    Aug 2009
    Location
    rockport texas
    Posts
    132

    Default Re: Exterior texture/elastomeric coating

    Elastomeric paint is a very good product if properly applied. If installed over stucco it must be from the same manufacture of the stucco in order to have a warranty. Moisture testing should be done prior to application to insure you don't have an existing moisture problem. There will always be some moisture in the stucco but stucco dry's to the inside as well as the outside. When the sun warms the stucco (and any moisture in the stucco) it will dry to the inside during months that the house is being air conditioned (Hot moves to cold). Elastomeric Paint is the only paint that should be applied to stucco and in some cases EIFS.


  10. #10
    Join Date
    Nov 2010
    Location
    Safety Harbor, FL
    Posts
    68

    Default Re: Exterior texture/elastomeric coating

    Have not seen it used on stucco (that I was aware of ) however I have seen it used quite frequently as a coating over mod bit roof covers as a quick fix rather than replacing the roof cover.


  11. #11
    Join Date
    Apr 2015
    Location
    CAL
    Posts
    5

    Default Re: Exterior texture/elastomeric coating

    If you still need help I suggest you get a professional. Walter's masonry offers free estimate. They are very thorough and professional. Check out Masonry, Tuckpointing, Bricklayer Renovation Chicago, IL - Walter's Masonry)


  12. #12
    Join Date
    Mar 2007
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    Ormond Beach, Florida
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    26,248

    Default Re: Exterior texture/elastomeric coating

    Quote Originally Posted by PeterPan88 View Post
    If you still need help I suggest you get a professional. Walter's masonry offers free estimate. They are very thorough and professional. Check out Masonry, Tuckpointing, Bricklayer Renovation Chicago, IL - Walter's Masonry)
    PeterPan? Real name? Were you one of the children brought over under the Pedro Pan project?

    We use our real names here. Thanks

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

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