The most important aspect of EIFS is its performance is its ability to keep water out. In Europe the system was applied to a masonry or concrete-based sheathing such as concrete block, brick or stone. When introduced to the North American market, very few modifications were made in its application in wood frame homes. With plastic sheeting as a vapor barrier (required by most building codes) and the minimal-breathable quality of EIFS, any water getting inside the walls remains trapped, leading to rotting of wood sheathing and structures. The problem is aggravated in areas of high humidity.

In the 1990s, homes in the southeastern U.S. began to experience moisture damage behind the walls of their synthetic stucco. The problem showed up in areas prone to heavy rains accompanied by wind. About 260,000 homeowners in the U.S. are now facing potentially serious water damage to their homes. Although the system is waterproof, windows, doors and their trim are not waterproof. In some homes, water has leaked behind the stucco and been trapped, causing damage – particularly around windows, doors and deck connections.

The theory of providing a waterproof exterior cladding was a good one.  However, EIFS waterproof material doesn't breathe, and any water that does get behind the cladding can not escape.  If not caught in time, this can lead to rotting of the wood framing. There are manufacturer specifications for installation that if followed make this a viable product.  When not followed, it can be a very poor "system" or cladding.  Since 1997, manufacturers have been offering a “water-managed” (drainable) system to the residential construction market in response to new local building code requirements and growing consumer demand. This new drainable system will ensure that moisture has a way to escape if it does get behind the wall.

EIFS Inspection

A visual inspection cannot determine the amount of water penetration nor damage to the substrate. The best method of inspection includes a visual inspection as well as the use of some very specific tools; the Tramex Wet Wall Scanner, and a digital probing device for precise moisture measurement. This is the method that Tech Home Study utilizes. The scanner is a non-intrusive device that is run over the exterior of the stucco, giving moisture readings when moisture is detected within the wall (about 3" deep).  Once the areas of potential moisture intrusion are pinpointed, the digital probe is inserted into the wall (it makes two 1/8" holes) to get a true moisture reading.  After the moisture readings are obtained, pictures are taken of each area w/ the  corresponding moisture reading.  Finally, all holes are filled with the appropriate color-matching sealant.

To give you a better idea of the type of things Tech Home Study will observe and test in the process of evaluating your EIFS home, here is a fairly comprehensive list of the inspection checklist.

Note: I would advise that this inspection be performed by a certified 3rd party EIFS inspection company not involved in the business of providing remediation services.  This will ensure you have a professional, unbiased report that can then be given to a remediation company for repairs.

Some EIFS problem signs you can look for yourself and some maintenance tips!

VISUAL SIGNS OF POTENTIAL PROBLEMS: