What are E.I.F.S?

Exterior Insulation and Finish Systems (E.I.F.S) sometimes referred to as DRYVIT, are multi-layered exterior wall systems that are used on both commercial buildings and homes. E.I.F.S were introduced in the U.S. almost 30 years ago and were first used on commercial buildings and then later on homes. E.I.F.S typically consist of an insulation board make of polystyrene foam (which is secured to the exterior wall surface with an adhesive and/or mechanical attachment), a water-resistant base coat applied on top of the insulation and reinforced with fiberglass mesh, and a finish coat typically using acrylic co-polymer technology. This type of system is often referred to as artificial stucco.

The potential problem with E.I.F.S...

The potential problem with E.I.F.S is that moisture can get trapped behind the highly water resistant material with no way out. This can cause the framing to rot and foster the growth of mold between the exterior and interior walls. Damp and rotting wood is also a prime target for subterranean termites. It should be stated that the potential for these conditions exist with any type of exterior siding product be it brick veneer, wood, or vinyl siding. The potential for this condition with E.I.F.S however can be exacerbated by its superior water resistance. Once moisture gets in, regardless of its origin, it usually has no escape.

The main locations where water tends to infiltrate into the framing structure of a building using an E.I.F.S is around doors and windows, where the roof connects to the E.I.F.S (roof flashing), and below extended exterior deck connections. Also, any moisture from within the home trying to find a path out will likely be thwarted by the E.I.F.S.

The E.I.F.S industry has been plagued by class action, and individual lawsuits (particularly in humid climates). The public’s confidence in the products have been shaken to say the least. The lawsuits contend that the problem is with the nature of the product and the manufacturers contend that sloppy installation and poor maintenance are the culprits.

Regardless of who is “right”, its clear that homes with E.I.F.S require special scrutiny during inspection.

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There are three types of E.I.F.S. inspections, Phase 1, Phase 2, and Phase 3 inspections.

The types of invasive techniques employed by the inspection company are the determining factor in the categorization.

Phase 1 inspections, being the least invasive, would only use visual observations of the wall surfaces and

The Phase 3 inspection would employ techniques such as cutting into the wall surfaces and/or probing holes.

All the inspections follow the E.D.I. and Moisture Warranty Corporation protocols and the E.I.M.A. guidelines for the inspection process. All inspectors are nationally certified and have completed the requirements and passed the examinations of the Exterior Design Institute. E.D.I. is the only certification agency in the United States for third party E.I.F.S. inspections of all synthetic stucco systems.

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Phase 1 inspections are visually based and non invasive.

The building is visually inspected from all wall surfaces. The condition of the surface lamina, installation techniques of the wall system, caulking and flashing systems will all be individually inspected and evaluated. All windows, doors and other wall penetrations are inspected and tested. All accent moldings, wall penetrations, exterior attachments, and joints are inspected, tested, and recorded. Any moisture measurements are taken with Tramex Wet Wall moisture meters on the exterior of the wall surfaces (if necessary) of the building. Each measurement is documented. Where any moisture is detected, digital cameras are used to document the readings and conditions. The inspection of the building will be followed by a detailed written report and photographic evidence derived from the visual observations of the exterior finishing systems as well as the instrument readings of the wall surfaces. Normally, over 80 non destructive readings are taken at the wall surfaces and recorded. If an area of the residence is inaccessible, it will be noted in the report.

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Phase 2 inspections will employ all the above techniques but will also use a Delmhorst probe so as to further evaluate those areas where there have been high moisture readings detected with the Tramex moisture meters.

The probe holes needed to test with the Delmhorst meter are 4" long and will be 1/4" diameter. The holes will be bored into the E.I.F.S. finish so as to test the substrate and thereby verify the impedance meter reading. The holes will be filled with a matching silicone caulking. Normally there are 30 to 50 holes bored into a house wall surface, (depending on the meter readings) in addition to the 80 moisture readings.

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Phase 3 inspections combine all the above techniques as well as cutting out the wall areas where there were high readings detected with the two previously mentioned meters, and examining the substrate in the high moisture meter reading areas.

The cutting of the interior or the exterior will be accomplished as needed. The core sample will be evaluated and recorded. Like the Phase 1 and Phase 2 inspections, the written and photographic reports will be invalided in this report system. It should be noted that this company does not perform Phase 3 inspections.

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The cost of the Inspections vary depending which phase type of inspection and the size of the building to be inspected. Please call for fee quotes.  There is no warranty implied as the the value, life expectancy, fitness for particular function, usefulness, or merchantability, and therefore, Buyers Home Inspection Services, Inc. assumes no liability as to the future condition of the E.I.F.S. system after the inspection.

All of the reports will detail the areas of the E.I.F.S. systems that are not in conformance with the accepted workmanlike installation techniques by the E.I.F.S. Industry Members Association, (EIMA). Right and left will be determined as one faces the front door from the exterior of the house. Our customers should not hesitate to call if there is anything we can assist them with in the future.

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Click map to enlarge for EIFS/Stucco inspection coverage area

EIFS Legal Network

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