I am considering buying a stucco house in Atlanta, Ga. and recall hearing about problems with this type of siding.
What kind of problems? What should I look for? What questions should I ask the seller?
Thanks

The key question is whether it is a concrete based stucco or it is an artificial stucco. The problems you've heard about are about the artificial stucco -- also called EIFS stucco. There are numerous lawsuits pending against most, if not all, of the EIFS providers. EIFS is basically a styrofoam placed on the outside of the house and then a "stucco" look alike finish on the styrofoam. As opposed to concrete based stucco, any settling in the house with EIFS is able to absorb the changes without cracking. Unfortunately, if the EIFS stucco is applied on a wood framed home, it has a tendency to keep any moisture that leaks into the house, inside the walls, which has lead to rotting of the wood and frames of many of the homes.

If it's a concrete stucco home, you'd want to make sure the foundation was engineered to support the extra weight. If it's artificial stucco, and you love the home, you should require the present owner to replace the stucco and make any repairs at their expense with an appropriate new finish before you purchase the home. You may even request an engineer's report and documentation of repairs, etc. I've seen hardyplank, cedar shingles or brick used to replace artificial stucco. Again, if brick is used, then the foundation may need to be re-engineered to support the weight and width. In North Carolina, it is a requirement that the installation of artificial stucco -- EIFS Stucco -- be disclosed as part of the purchase process. Hope this helps. If you have other questions about EIFS, let me know.