Stucco Remediation Cost: What Philadelphia Homeowners Can Expect to Pay

Full Stucco Removal and Replacement Cost

Full stucco removal and replacement cost includes a complete removal of the existing cladding through to the sheathing and replacement with a brand new installation. The difference between remediation and full removal and replacement is that remediation only removes or replaces the damaged parts, whereas full removal and replacement removes and replaces all parts.

The costs are typically $9,000 to $23,000 or higher for a typical home in the Philadelphia area, and $30,000 or more for larger homes on the Main Line or Bucks County. Full removal is the most common solution when damage is found on over half the exterior. Most common damages get found in the stucco installed by the original EIFS manufacturer of the 1985–2005 era and has known moisture problems, or during pre-sale inspections when moisture issues are discovered and require remediation prior to closing.

Partial vs Full Remediation

The choice of partial or full remediation will depend on the extent of damage.

Partial remediation is appropriate when:

• Moisture intrusion around one window, one wall, or around a few windows.
• A probe test verifies sound sheathing on all of the house, except for these areas.
• Otherwise, the stucco is structurally sound, although cracked cosmetically.

Full remediation is appropriate when:

• Soft spots or staining can be seen on several elevations.
• The home was built with original EIFS with no drainage plan provided.
• You are selling, and you need a documented repair that is backed by a warranty instead of a patch.

EIFS Remediation Cost Range for Main Line Homes

EIFS or synthetic stucco was heavily used on Main Line homes built from 1985 to 2005, especially in Lower Merion, Radnor, and Villanova, up until the introduction of drainage-style EIFS and the introduction of a moisture escape layer. Since older barrier EIFS does not allow trapped water to drain from the wall assembly, it is often necessary to completely rehabilitate rather than patch these homes.

Removing and replacing EIFS for a typical 2000 square foot Main Line house costs between $16,000 and $32,000, with the homeowner choosing to install a new drainage EIFS system or replace it with a traditional hard coat stucco system. A spot repair to EIFS is more expensive, $30–$50 per square foot, depending on the type of barrier EIFS.

Permit Fees for Stucco Remediation in Philadelphia

The Department of Licenses and Inspections must be notified of most stucco remediation projects in Philadelphia, and skipping this step can create problems when you sell the house later. 

This is based on the existing L&I fee schedule in Philadelphia:

• The cost of exterior wall covering starts at about $76 per 4,000 square feet and increases by $5 per additional 100 square feet (minor alteration permit).
• When redoing sheathing or framing, structural alteration rates, which are also used in these situations, begin at $76 to $253 per 500 square feet, with $56 to $60 per 100 square feet (or 2 percent of the construction cost, with a minimum of $253 on larger projects).

Local Cost Factors Across Philadelphia and the Surrounding Counties

Your home’s location has a bigger impact on your quote than you realize.

Philadelphia Rowhomes

If there is attached construction, water intrusion through one party wall can be carried into another unit’s party wall cavity without being detected. Inspectors check both sides of a shared wall when assessing a unit, which is common practice throughout Northeast Philadelphia.

Main Line

The square footage and complexity increase with larger homes that were built during the 1985–2005 building boom and are clad with EIFS.

Bucks and Montgomery County

The newer developments combine the old design of stuccoing with EIFS, township permit requirements can take slightly longer than city requirements. 

Delaware County

A specialty finish coat matching premium is added to stone and stucco combination houses that are older.

What Philadelphia Climate Does to Stucco Systems

Poorly detailed stucco causes moisture to be trapped behind it during the freeze-thaw cycles, which exacerbates cracking and delamination in the stucco. For properties that are not well designed with drainage planes, the problem is further exacerbated by heavy rainfall during the spring and high humidity in the summer. The pattern is the same for properties in Bucks, Montgomery, and Delaware Counties, so it is never too soon to conduct moisture testing before any signs of failure are visible.

Financing Options for Stucco Remediation

The remediation of stucco is an expense that is usually not planned for. A homeowner has a few options when doing the remediation and will need to pay for it in one of the following practical ways.

Contractor Financing Plans

There are many remediation companies that have in-house payment plans which are paid in stages over a period of months. These plans will need little or no upfront investment and are approved rapidly upon confirmation of scope.

A Home Equity Loan or Line of Credit

A home equity loan or line of credit is often an option for full replacement jobs that are larger. The amount is backed by the value of the home, and this typically results in a lower rate of interest than unsecured loans. This is particularly effective when the remediation preserves or enhances the long-term value of the property.

Personal Loan

A personal loan is the best option for smaller, partial remediation projects, especially those that are smaller than $10,000. It is not always dependent on home equity, and it can be obtained by homeowners who do not want to use their home’s equity. 

Rolling the Cost into a Sale Negotiation

Sometimes buyers and sellers agree to divide the expense of remediation if it’s discovered during a pre-sale inspection or if a credit at closing is offered. This can help to keep the transaction moving and deal with the issue without either party making the entire payment.

Insurance Claims and Stucco Remediation

The extent to which homeowners insurance will pay for stucco repair depends almost exclusively on the cause of the damage and not on the cost.

Most policies will include damage due to sudden and accidental damage. For example, if it was damaged by wind-driven rain during a storm or a pipe burst and the inside of the wall was soaked. The most common reason for stucco failure is gradual water intrusion, which most policies will not cover. If it took several years to work behind the stucco, this is likely because of an installation flaw, and many insurers will refuse to accept it as a covered loss and make it appear to be a maintenance problem.

There are a couple of good tips to help you increase your odds when filing a claim:

• Have a written moisture inspection report from a contractor before filing, record the cause and extent of damage.
• Check your policy on what it means when it states “ensuing water damage” or “hidden decay,” as some policies do include damage caused by a covered event even if not included in the cause of loss.
• EIFS will be held more accountable for claims, as insurers know the material’s track record of having moisture issues.

What to Expect During the Remediation Process

Removal

Affected areas reveal damaged stucco or EIFS that falls off to the sheathing.

Structural Repair

The rotten sheathing, studs, or framing are repaired and reinspected before anything is installed on the wall.

New Moisture Barrier & Lath

A code-compliant, weather-resistant barrier is installed first, since it’s typically the first layer to fail.

Finish Application

New stucco or EIFS is applied in the correct number of coats and allowed to cure completely.

Final Inspection

If it is permitted work, an inspector from L&I signs it off prior to completion.

Frequently Asked Questions

What is the price of stucco remediation per square foot? 

$9 to $16 for traditional stucco, $16 to $28 for EIFS.

What’s the difference between stucco repair and remediation?

Repair patches the surface. Remediation opens the wall, repairs the rotted area below, and restores the wall properly.

Is stucco remediation covered by homeowners’ insurance?

Typically only when there is an unexpected breakage, such as from wind during a storm. The most common cause is gradual water intrusion, which is usually not covered.

Does the City of Philadelphia require a permit to do a stucco remediation?

Yes. A minor alteration permit is required for exterior wall covering; a standard alteration permit is required for sheathing or structural repair.

Is EIFS remediation costlier than the conventional stucco?

Yes, roughly $16,000 to $32,000 versus $9,000 to $23,000 for a 2,000-square-foot home.

Contact us for an Accurate Stucco Remediation Quote

You can’t know your actual cost without a hands-on inspection. Ask Alston Stucco to provide you with a written estimate, rather than a guess, when it comes to the assessment of your home’s stucco.