EIFS Repair: To rip off or not to rip off. (EIFS that is)

Exterior Insulation and Finish Systems (EIFS) are multi-layered exterior wall systems that are used on both commercial buildings and homes. They provide superior energy efficiency and offer much greater design flexibility than other cladding products.

Developed in Europe in the 1950s, EIFS were introduced in the U.S. almost 30 years ago. They were first used on commercial buildings, and later, on homes. Today, EIFS account for nearly 30% of the U.S. commercial exterior wall market.

To rip off or not to rip off? (EIFS that is) That is the million dollar question.

The answer is uncomplicated, and applies to practically all types of cladding. For starters, you must go beyond the symptoms of water intrusion problems, and find the actual sources of the leaks. After all, a constant drip on your forehead should be all the proof you need that you need help. Most EIFS problems occur in residential construction due to a lack of quality control initiatives in the field. EIFS is not a cladding the average homeowner can repair, but many EIFS repair contractors have been trained in the repair through manufacturers. Before you hire any so-called EIFS expert remember to do your homework and ask for references.

Let’s start with the basic facts about EIFS cladding, many of which contradict popular opinion. I suggest you follow a rule that Stucco Technology Institute (STI) instructors use when instructing student EIFS inspectors: ”Do not form preconceived opinions. The structure will tell you what the cause of the problem is, if you heed the signs.”

CLADDING AND THE BUILDING ENVELOPE: EIFS and other forms of cladding do not normally fail. That is to say, water does not penetrate directly through the surface of the cladding. It penetrates the building envelope. The envelope includes secondary moisture barriers such as felt paper and Tyvek, flashing, and the primary moisture barrier which includes windows, doors, cladding and sealants. The points of water intrusion are identical in virtually every condo or residential project I inspect. The windows were not flashed, and leaked at the lower corners, kick out or diverter flashing was not installed at roof/wall intersections, allowing roof run off to get behind the cladding, and decks were not properly flashed. If those conditions did not exist, there would be no water intrusion.

BAD ADVICE? There are only three of 1,400+ projects, in my 15 years experience, where I was involved in some capacity, which EIFS had to be totally removed. Most EIFS clad structures do not have to be stripped, at least from a technical standpoint. Do not rip off your EIFS without substantial forensic investigation.

HOMEOWNER GUIDE TO INSPECTING EIFS: An epigrammatic inspection can alert you to potential trouble spots.

• Check roof / wall intersections to see if an KO flashing has been installed to divert the flow of water away from the vertical wall.
• Check the lower corners of windows for any gaps in the corner miters, and probe the sealant to determine if is still flexible.
• Look for any bulges at the second floor line.
• Carefully check your deck, if it is wood frame and attached to the house. There should be visible flashing and no sign of wood rot.
• EIFS should not be installed below grade, so when replacing mulch, first remove the old mulch.
• 85% of all remediation costs less than $1,500, and is usually a maintenance issue. Keep in mind, water intrusion is cumulative. The longer water penetrates the building envelope, the greater the potential damage. If only everyone had used cement board instead of plywood.

CONCLUSIONS: When your home leaks, it is a warning sign of the problem. Something in the building envelope is usually the problem. If you have leaks in the ceiling, it may be the roofing, but it may also be flashing or clogged gutters.

Treat your home the same way your doctor treats your medical ailments. Symptoms lead to causes, and causes are what must be treated. Don’t waste your time treating the symptom, it will just mask the core cause and could lead to more severe problems.

• If you own an EIFS home, don’t panic.
• If you plan to sell your EIFS home, get it inspected prior to putting it on the market, as any professional real estate salesman would suggest.
• If you plan to buy an EIFS home, require an inspection as a condition of purchase.

Thanks to Modern Wall Systems for posting this information to their EIFS blog! Read the full story - click here.

Additional Resources:

• Should Synthetic Stucco Cladding Be Entirely Removed From a Home to Repair It?
• EIMA Guidelinesfor the Inspection ofEIFS-Clad Houses Appraisal , Real Estate