E.I.F.S (Exterior Insulated Finished Surfaces) vs. Hard Coat Stucco Understanding the Differences Understanding the Problems Presented By: National Property.

E.I.F.S (Exterior Insulated Finished Surfaces) vs. Hard Coat Stucco

Understanding the DifferencesUnderstanding the Problems

Presented By:

National Property Inspections

National Property Inspections, Inc.

Company founded-February 1987

Roland Bates-President-Experienced Contractor/Inspector

Close to 300 franchise inspectors nationwide and Canada

Each Franchise Independently Owned and Operated

Have trained inspectors for over 22 years

Over one million inspections conducted by NPI

Corporate Office-Omaha, NE

Hard Coat Stucco

AKA Portland cement stucco, Traditional stucco, One-Two Coat Stucco, FRP (Fiber re-enforced plaster)Construction:

Substrate-Plywood, OSB (oriented strand board), concrete block

Asphalt impregnated felt-Moisture barrier, (AKA-tar paper, builders felt)

Metal lath- holds plaster to home Plaster-1/2”, fiber reinforced,(old)

horse hair, (new) fiberglass Finish Coat-Texture, color

Only systems incorporating wire mesh are considered to be Hard Coat Stucco

Hard Coat Stucco

Breathable, drainable, durable. Fewer problems associated with hard coat applicationsMoisture barrier inside systemHow to identify:

From edge Very hard (cement) Exposed metal lathe Expansion joints,

horizontal and vertical Tap Test: solid sound Push Test: no give, rigid

Hard Coat Stucco

Application/Installation: Felt paper applied to

sheathing Wire mesh installed

Expansion joints installed between first and second floor; every 12’ vertical !Certain areas allow mesh and mortar to be applied to “foam board” (do not confuse this with EIFS installation)

EIFS-Exterior Insulated Finished Systems

Synthetic Stucco Looks great, easy to shape,

insulates well

Brand Names: (AKA’s) Dryvit, Sto, Semnergy,

Thoro Systems, United States Gypsum (UGA), Firestone, Parex, Bonsol, Omega, Pleco, Retro Tech Inc., Corev, Universal Polymers, H.B. Fuller, Acro Crete, Masterwall

Most expensive exterior cladding -IF APPLIED CORRECTLY;THAT IS THE PROBLEM!!! NO ONE KNOWS HOW TO INSTALL CORRECTLY !!!

EIFS

Typical Components:Substrate - Plywood, OSB, concrete blockInsulating board - Expanded Polystyrene (EPS) Attachment - adhesive or mechanicalMesh - impact resistanceBase coat- Moisture barrier, uniform surface for finish coatFinish coat - Color, textureBack wrapping must be performed at all penetrations, terminations, dissimilar materials along with backer rods and effective usage of recommended caulk

EIFS

Termination:Backer rod and sealant at ALL penetrations and terminations

Expansion joints, windows, doors, light fixtures, wires, A/C lines, door bells, vents, outlets, roof/wall intersections, decks, etc,

Many homes only surface caulk

Backer rod Shapes caulk (hour glass)

More efficient use of caulk Secondary moisture barrier

EIFS-Why are there so many

problems? MOISTURE INTRUSION !!!!!

Most Problems Related to EIFS Due To Failure To Follow Installation details

Failure to back wrap at all penetrations Inappropriate or no usage of backer rods Surface caulking only-check periodically for

adhesive/cohesive failure Miss-matching of materials (each system must be

installed to manufacturers specs with “BRAND SPECIFIC” components and manufacturers installation details)

Flashing-”Kick-out flashing”-inexpensive part, hardly ever installed

EIFS-Why are there so many problems?

Flashing: Keeps water from entering

system by re-direction Kick out Most important - least

used Roof - wall intersections Directs water into gutters Roof/Wall intersections: Cut back 2-3 inches, step

flashing installed. This detail should be followed regardless of what type of exterior surface

EIFS-Why are there so many problems?

Moisture: Moisture trapped inside Moisture in continual contact with substrate Leads to rot “Dry-rot” Actually dried out wet-rot Cells in wood cannot hold water any longer Hard to detect Tests dry

Termites Have food (wood) and water (trapped moisture) Do not need to return to soil Love EIFS run into the ground

EIFS-Why are there so many problems?

AGE OF A HOME NOT A FACTOR: IF NOT LEAKING TODAY, IT WILL BE SOONMoisture barrier on outsideMoisture will get behind the basecoatEIFS is good moisture barrier provided installed correctly, no failures in outer covering (cracks), appropriate usage of backer rods and caulk.NPI’s findings-97% homes inspected are installed incorrectlyTypically found on higher end homes $300,000+.

EIFS-Why are there so many problems?

This house was 2 years old at time of inspection

Cost to build:$500,000.00

Cost to repair: $250,000.00

Entire home had to be stripped and recladded

NOTICE: dark staining at upper left hand window

EIFS-Why are there so many problems?

System was fastened with adhesive

Adhesive was applied in horizontal runs

If system is penetrated, moisture gets trapped in horizontally applied adhesive, leads to rot of the substrate material

EIFS-Why are there so many problems?

System runs to the ground

Allows easy access for termite entry

Once termites enter system, have food & water…no need to return to the ground

EIFS-Why are there so many problems?

Contractor is wringing water out of the insulation as a result of failure to the system

Close observation shows live termite activity

EIFS-Why are there so many problems?

No flashing installed

Result of non-usage of deck flashing

EIFS-Why are there so many problems?

Backer rods and Caulk

No backer rods were used were used around electrical outlet box or at door openings…allowed moisture to penetrate systemAppropriate usage of backer rods and caulk allows for expansion/contraction of system to reduce moisture intrusion

EIFS

Who might be a qualified inspector/contractor?Educated about the problemUnderstands dynamic relationships between homes and exterior coveringsUnderstands legal problems associated with EIFS

Who may or may not be qualified:Installer for 5 years? Remember high percentage of homes are defective as a result of improper detailsAttend manufacturer training? Will a half-day training class cover everything? Person who advertises on the internet? Who are they?

EIFS

Summary

Would you personally buy an EIFS clad home? What if it was an acceptable system? Could you afford to sell your home for $25,000 less than you paid two years ago?Stigma attached to EIFS. Our guess: It will get worse before it gets betterIf it is a non compliant installation chances are that there will be problems