First of all, and most importantly, Garden State Brickface, Windows & Siding does not install Exterior Insulation Finishing Systems (EIFS). Rather, we are experts in the removal and replacement of EIFS products.
In January of 2002, we opened up our EIFS Removal Division, which deals with the removal of EIFS systems from homes and commercial buildings. In fact, Garden State Brickface is the only exterior home remodeling company located in the tri-state area that devotes an entire division to the replacement of EIFS products.
Replacement with any of our exterior finishes – stucco, brickface, stoneface, hardcoat or vinyl siding – restores and beautifies your home, while correcting the problems associated with EIFS installations.
So what is "EIFS" ...
and why is it BAD?
EIFS is a synthetic stucco. Over time, moisture between the synthetic stucco and the wall will cause rot damage to the wall structure.
Rigid foam insulation board is attached to the walls and covered with a reinforcing mesh and several coats of polymer-based material. The final coat is textured to simulate the look of stucco. EIFS has been used in commercial and residential construction in the United States since 1969 and in Europe since the 1950s.
Why should you be concerned?
While it has the appearance of stucco and is installed similarly, it has some very different properties.
Water vapor will not pass through synthetic stucco. Traditional stucco consists of sand and mortar installed over an extruded wire mesh. It is a porous material which will permit moisture to move both in and out of the wall.
A further difference concerns the method of installation. Synthetic stucco is applied directly to the sheathing using an adhesive. Traditional stucco is applied over a mesh, installed with standoffs, allowing some space behind the stucco.
What's the problem?
As with so many other problems in residential construction, water is the ultimate culprit because synthetic stucco does not breathe. Moisture cannot exit the cavity and is absorbed into the wood framing. Over time, this will cause rot damage to the wall structure. The substrate (the material to which the insulation board is attached) can also develop problems if it is subjected to moisture, and is not designed for such purposes.
This home had substantial
wood damage
In the much-publicized cases in the Wilmington, NC area, the source of the water is reported to be cracks and gaps in the building envelope. Poor or damaged caulking at joints between the EIFS and window and door casings and exterior trim has permitted water to enter.
As we understand it, the Exterior Insulation Manufacturers Association (EIMA) presently places the blame on poor construction practices, low-quality windows, the coastal environment of Wilmington, and building codes which may require the installation of a vapor barrier on the heated side of the wall cavity. Builders on the other hand, are claiming inadequate and/or unrealistic installation instructions and unrealistic maintenance expectations.
Not Just an Eastern Problem
Although problems with Synthetic Stucco have been found primarily in areas of the south, east and midwest where moisture and humidity problems are most severe, care is also warranted in other parts of the country.
The polystyrene foam board used is subject to degradation from ultraviolet radiation. That is why the foam is always coated. However, in some spots which are hard to get at, such as at the roof-line or around second story windows this coverage is spare or non-existent. The result can be rapid and premature degradation of the entire wall. When the insulating board is in contact with the ground (no longer allowed in many areas) and the bottom edge is not properly sealed, a perfect path of entry for termites or carpenter ants is created.
Inspection Options
• What condition is the home in?
• What is the potential for future problems?
• Should the EIFS be replaced now?
• Is there any structural damage?
• Even if the EIFS is in good condition now, is the maintenance going to be an overwhelming task?
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Visual inspection
A visual inspection is useful in assessing the propensity for concealed problems and can identify certain existing damage. Unfortunately, visual inspections are not conclusive.
Visual inspection of the interior surfaces can help define the likelihood of water penetration in the wall. Avenues for penetration include flaws in the moisture protection of the building. More conclusive evidence of water penetration include signs of deterioration or growths.
An example of framing damage caused by water intrusion behind an EIFS
Avenues for Moisture Penetration
• Split or missing caulk seals
• Uncaulked settlement cracks
• Nails penetrating the EIFS
Evidence of Water Penetration Include
• Water stains on the interior drywall
• Softening or rot damage of window and door trim
• Moisture or fungus growth on the interior of wall sheathing or framing visible in the crawl space
• Elevated moisture level readings on baseboard trim.
Only in the most severe cases, however, would structural damage be apparent from a visual inspection.
It is very important to understand that the absence of visual evidence does not confirm that there is no water penetration or no damage.
The visual inspection should be considered a gauge to help determine if more invasive investigation is warranted.
Invasive inspection
The homeowner had no idea that mold was growing behind the EIFS, directly onto the home's wood sheathing
Invasive inspection includes measuring the moisture level in the sheathing and framing underneath the EIFS and insulating board siding.
This is accomplished with probes through the siding, cutting inspection holes in the interior drywall, or actual removal of part of the EIFS surface. Invasive inspection is recommended if water stains, rot damage or other evidence shows a clear indication that there is water penetration of the wall. Invasive inspection may also be recommended in cases where there is no clear indicator, but there are significant deficiencies in the moisture protection envelope. Certain municipalities recommend invasive testing for all homes with EIFS siding.
Moisture testing is best left to trained professionals and should be performed according to a specific plan or "map" of the most vulnerable areas. Simple random testing is not sufficient. Areas with moisture levels above 19 percent will require attention.
THE SOLUTIONS
Provided that there is no water in the wall and no damage, short-term measures to prevent problems are limited to diligent caulking of all exterior joints and holes where water could get through the EIFS surface. The addition of gutters may also help keep water off the exterior walls except in a blowing rain.
As of this writing, neither the EIFS industry, home builders, nor code enforcement officials have offered practical, long-term solutions to the problem.
Water is going to get in the wall cavity eventually. The proper solution is one which addresses this fact. One possibility is to use a system of flashing and weep holes (small holes at the bottom of the wall) similar to those used with brick veneer to permit water to exit the wall.
SELLING A HOME WITH EIFS
For the seller and real estate agent, the primary issue is to make sure that the condition is fully disclosed without raising undue or unreasonable alarm.
Recent media reports showing workmen ripping the EIFS off of entire subdivisions can create considerable and often legitimate concern. Overcoming this sensationalism can be a daunting task and requires careful education of both sides of the transaction.
Once the existing condition and likelihood of concealed or future problems is clearly understood, the potential buyer can assess the risk and make an informed decision to proceed.
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