The Lowcountry Is Shifting—So Is Your House

We see it every summer. Small cracks creep across stucco or brick. Some are harmless. Some are a warning shot. Knowing the difference can save you thousands.

Main Fix: Cracking Stucco and Settling Brick — What’s Normal This Time of Year?

In the Lowcountry, your home is sitting on a sponge. Our soil contains a high amount of clay, which swells when soaked and shrinks when dry. This constant movement, especially during summer thunderstorms followed by intense heat, creates stress that shows up as cracks in stucco, brick, and foundation materials.

It is not just the weather. Many homes built in the past 20 years used less durable stucco systems without proper drainage behind them. When water gets trapped behind those walls, it creates internal pressure. Over time, that pressure leads to visible cracks, bulging surfaces, and in some cases, hidden mold or rot.

Local Reality:
In January 2025, Live 5 News reported a spike in construction defect claims across South Carolina. Stucco failures and moisture intrusion topped the list. One attorney warned that many homeowners do not notice the problem until it is too late to file a claim or get help from insurance. (Live 5 News)

What to look for:

• Hairline cracks: typically cosmetic and harmless

• Cracks wider than one eighth of an inch: may signal settling or water intrusion

• Step-like cracks in brick joints: common near foundation shifts

• Diagonal cracks near windows or doors: a structural warning sign

• Bulging stucco or hollow-sounding spots: often point to trapped moisture

• Rust-colored streaks or dark stains: may indicate corroded materials inside

What to do this week:

1. Walk the outside of your home in the early morning or evening when shadows highlight surface movement

2. Look around window and door frames, foundation lines, and where materials change (like brick to stucco)

3. Use a credit card to measure cracks. If the crack spans the long edge of the card, get a professional opinion

4. Press gently on any questionable areas. If it feels soft or hollow, it likely needs repair

5. Seal minor cracks with elastomeric caulk or masonry sealer that flexes with temperature changes

6. For anything larger than one quarter inch, contact a specialist. Ask if they perform moisture scans before giving repair estimates

Why it matters:
Once water breaches your wall system, it spreads. That can lead to interior mold, rotted framing, rising energy bills, and insurance complications. A lot of policies do not cover damage caused by neglect or gradual failure. A $15 tube of caulk today could prevent a $15,000 wall rebuild next spring.

Pro Tip:
If your home has an EIFS exterior (pronounced “ee-fis”), it needs closer attention. EIFS stands for Exterior Insulation and Finish System. It looks like traditional stucco but is actually a synthetic material applied over foam board. It is common on homes built in the 1990s and early 2000s, especially in gated communities across the Lowcountry. The problem is that EIFS tends to trap water behind the surface. Once it gets in, it does not dry out easily. If you think your home might have EIFS, it is worth having it professionally scanned for moisture. These systems often hide serious damage that homeowners do not discover until it is too late.

5-Minute Task

Pick one side of your home and walk the perimeter. Look at the foundation, siding, and any exposed stucco or brick. Snap a photo of the worst crack you find. Then keep an eye on it.

Tool Spotlight

Sashco Big Stretch Caulk – 10.5 oz Cartridge
This stuff moves with your home. It is perfect for sealing exterior cracks in stucco, fiber cement, wood trim, and siding without pulling away when things expand or contract. Paintable and easy to apply.

View Product on Amazon

Lowcountry Watchlist

We are expecting more pop-up thunderstorms this week. That quick saturation followed by drying sun is a recipe for movement in coastal clay soils. Watch for fresh cracks or signs of shifting after heavy rain.

Thanks for reading and for keeping up with your home. If you are unsure whether a crack is serious, snap a photo and send it our way. We are happy to take a look.