Balcony, Deck, & Roof Repairs in Houston, Texas. Exterior Insulation and Finish Systems (EIFS) are a relatively new cladding system that combine a finish with a layer of exterior insulation. A MoistureFree Warranty on the home will preserve the home’s value, protect all parties in a stucco sales transaction, and give buyers the peace of mind they need to purchase a stucco home. Relying on perfect workmanship and perfect materials to keep rain out, in a location where it rains, is a fundamental flaw in logic. Insect infestation 10. So even if one achieves the impossible, water will penetrate behind the perfect sealant at penetrations, and hence be trapped in the assembly. Mold, mildew, or fungi growth on interior walls 2. Since everything leaks, assemblies are constructed out of water resistant materials or they are drained. This system is currently applied to approximately 2 percent of residential structures. Stucco that has been installed improperly retains moisture instead of releasing or blocking it. One common problem was improperly sealed joints allowing moisture to penetrate walls. The moisture intrusion controversy erupted in 1995, with several EIFS-related lawsuits filed in North Carolina. Almost anything can be built using any type of material. Figure 5: Traditional Drained Stucco Assembly. The typical moisture damage in an EIFS assembly is deterioration due to mold, wood decay fungi and corrosion leading to decay, loss of strength and discoloration. Low-rise buildings with low exposure (overhangs, simple shapes) built in climates with little rain (e.g. Some come close to meeting these requirements, but they are not often used. 40+ years of experience in stucco repair & exterior finishes. Rainwater penetration primarily occurs at joints and penetrations: between the EIFS lamina and windows, through balcony elements, through railings, through windows, through sliding doors, through service penetrations, through interfaces with other claddings, and through the roof system, particularly at the interface with the parapet. However, prolonged exposure of the lamina to moisture eventually leads to a loss of strength of the fiberglass mesh. You think installing the sealant perfectly the first time was difficult – how about after the building has aged a decade? It is used as a protection for your exterior walls and designs. How do you prepare the surfaces to take new sealant? This is done either by constructing assemblies from water resistant materials such as masonry and relying on high drying potentials or by using water management – drainage planes, drainage spaces and flashing systems. Synthetic Stucco. At MWC, we give YOU those choices. The original Exterior Insulation and Finish System was what is known as a barrier system, which means it was a weather barrier. Less affected are the EIFS lamina and sealants. Many engineers design beams that allow deflection of 1/360th of span: that is a 30 ft span steel beam should be expected to deflect as much as 1” at midspan. EIFS laminas do the same thing for essentially the same reasons. EIFS was developed in post-World War II Germany to repair war-related damage to large buildings. This Digest explains the reasons why face-sealed EIFS are fundamentally flawed as cladding systems for most applications, and describes how drained EIFS can be used successfully in almost all climate zones and exposures. Today, the EIFS market segment is less than 5 percent for residential construction. Building Performance and Enclosure Consulting, ETW: Wall - Exterior Insulation Finish Systems (EIFS) Wall Construction, BSI-032: Extreme Heat—A Tale of Two Cities, BSI-065: But I Was So Much Younger Then (I'm So Much Older Than That Now)*. Homeowners alleged the following: 1. The barrier approach relies on water resistant materials, a significant reservoir or storage capacity, and a balance of wetting potentials with drying potentials. At the same time, side by side, stucco problems started to show up. The perfect barrier approach assumes that a single layer will control all rain penetration. It may be possible to install sealant in one joint perfectly – if the surfaces are clean, dry, dust free and the correct sealant, backer rod and gap are provided. The components principally affected are the interior and exterior gypsum sheathing, the metal or wood studs and the fiberglass cavity insulation. Now what? Building Science Digests are information articles intended for professionals. Homeowners alleged the following: Growing evidence suggests that once water gets into the EIFS insulation board, it has no way of getting out. Stucco Repair Service through Stucco Repair Contractors In Tuscaloosa AL Stucco walls can absorb a ton of moisture because of being porous at a microscopic level, which can cause your building to disintegrate at a faster rate and also affects any wall-fixed appliances that the building inhabitants may have. EIFS & Stucco Problems and Fixes Increased level of humidity within the home Infestations of termites, ants, and other insects Mold, mildew, or fungi growth on the interior walls or on window frames You most likely have EIFS stucco on your home if you can spot foam board around light fixtures or door frames. Homes clad with EIFS (Exterior Insulation and Finish Systems) a.k.a. To begin, one must go beyond the symptoms of water intrusion problems, and find the actual sources of the leaks. The moisture problems are mostly due to a design problem. With over 16 years of experience in Stucco and EIFS testing, Holmes Inspection Company is one of the MOST EXPERIENCED companies in this area. The synthetic stucco problem is bad and it is getting worse each and every day as more and more houses are covered with barrier EIFS systems that … It is probably possible – a conscientious, properly trained, supervised technician could do 10 perfect joints in a row. The stucco remediation team from Ai Restoration … How can I purchase a warranty? You choose the inspector, and as long as that inspector uses our inspection protocol, we are able to accept his/her report. It may surprise you to know that at one time, 30 percent of the EIFS business was in the residential market. Stucco is a cladding made of inorganic-cement (Portland cement and/or lime) bonded sand or earth used for thousands of years. To compensate for this problem, the elasticity of the system is increased by increasing the acrylic content. In short, the climate and the architecture defines the amount of rain exposure. Typical shrinkage is in the order of 1/2" to 3/4” per storey near the rim joist. In order to take this into account, control joints are typically provided through the cladding system at every floor. It is not possible to prevent traditional stucco from cracking. A Portland cement based stucco is then rendered over the metal lath and building papers. Three broad types of rain control strategies are available for building enclosures (see also BSD-013: Rain Control in Buildings). The small amount of rain water that does not drain to the exterior, dries by diffusion, capillarity and air flow to either the exterior or the interior as in the storage approach. How do you replace sealant in joints? A decrease in permeability, of course, leads to a reduction in drying to the exterior. Frequently Asked Questions. Artificial stucco, or EIFS, is a product used on home exteriors throughout Pennsylvania and the rest of the northeast. The flashing collects the draining water and directs it out through the weep openings to the exterior. EIFS repair in Orlando, Florida could be needed in some cases. The reservoir or storage approach is traditionally used with heavy, massive, solid assemblies of non-water sensitive materials such as stone, brick, masonry and concrete structures. The acrylic content also interferes with hydration and makes the lamina more sensitive to carbonation – a reaction with atmospheric carbon dioxide – that leads to embrittlement and a decrease in elasticity. If you like the look of EIFS, consider passing this home up for a home built with real stucco or other exterior like brick, Hardie board or vinyl siding. To counteract these problems, the EIFS industry developed a more drainable type of exterior finish in the last few years. The author and the publisher of this article have used their best efforts to provide accurate and authoritative information in regard to the subject matter covered. If EIFS is adhered to a wood-framed building, these movements must be anticipated and accommodated. Two layers of building paper and metal lath are installed shingle fashion over the exterior sheathing. EIFS means Exterior Insulation and Finishing System. The industry estimates that 80%-90% of all homeowners, with EIFS or stucco exterior finishes, will experience some degree of moisture problems with their home. Once these items have been completed, a second inspection is performed to verify repairs have been completed and are correct, and the warranty is issued. The typical system also contains moisture sensitive materials. After application, the building papers dry, shrink and the stucco rendering debonds from the building papers creating a drainage space. Synthetic stucco is an exterior insulation and finish system (EIFS) and is used with a foam insulation board. It is the new millennium and the arguments around these questions continue to rage – no consensus exists within the EIFS industry – consensus certainly does not exist among consultants engaged in the rehabilitation of EIFS clad buildings. Designed by Mellow Melon Media', '© 2001-2021 Moisture Warranty Corporation, Stucco Inspection Report Review with Certified Repair Analysis, Dryvit Stucco Class Action Lawsuit Settlement, Buying A Stucco Home In The Greater Atlanta Metro Region, Buying A Stucco Home In The Greater Knoxville TN Region, Buying A Stucco Home In The Greater Nashville, Brentwood, Murfreesboro Region, Buying A Stucco Home In The Greater Memphis TN Region, Buying A Stucco Home In The Greater Chicago Naperville Region, Buying A Stucco Home In The Greater Kansas City Region, Certified Inspection Report Review and Repair Analysis, Birmingham Alabama EIFS And Stucco Home Buyers And Sellers, Kansas City EIFS And Stucco Home Buyers And Sellers, Chicago – Naperville EIFS And Stucco Home Buyers And Sellers, © 2001-2021 Moisture Warranty Corporation, Increased level of humidity within the home, Infestations of termites, ants, and other insects, Mold,  mildew, or fungi growth on the interior walls or on window frames, Cracking on the EIFS dressing bands around windows, Delamination—EIFS coming loose from the sheathing of the house. Does such a sealant exist? The new “drainable” or “water-managed” system incorporates a secondary moisture barrier and a drainage mat with weep holes in the bottom that allow the escape of water that might get trapped. EIFS and stucco problems can result when improperly installed into the home. An important exception to this latter requirement is where the drainage plane is also a vapor impermeable air barrier membrane and the interior framing cavities are uninsulated (Figure 6). Since all buildings move, control joints are necessary. Some EIFS laminas crack sooner than others, but they all eventually crack. Early EIFS used a face-sealed approach (defined later). Traditional stucco systems recognize the obvious – stucco cracks. Answer:  The warranty provides payment for repairs related to the stucco if elevated moisture levels are found during the term of the warranty. EIFS is an abbreviation or acronym which stands for exterior insulation and finish systems. The finish is comprised of polymeric (organic) bonded aggregate and cement reinforced with a glass mesh. If control joints are not provided, the building provides its own in the form of cracks. A vapor permeable paint is often used over the stucco rendering to reduce rain water absorption while still allowing drying to the exterior. To compensate for this, the mesh is coated with plastic and the alkaline environment is buffered chemically. EIFScracking and delamination 5. Some homes have multiple systems on them. Moisture damage is one of the biggest problems when it comes to synthetic stucco. EIFS construction consists of an insulation board secured to the exterior wall surface (e.g., plywood), a durable, water-resistant base coat applied on top of the insulation and reinforced with fiberglass mesh, and a finish coat, which gives the product its stucco-like appearance. It consists of a very thin two-part application, installed over expanded polystyrene insulation which has been glued or fastened directly to the exterior wall. The principal wetting mechanism for EIFS assemblies is rain. Photograph 1: Architectural details such as overhangs, balconies, and railing connections contribute to the amount of rain deposited in or on a wall. The system, if it is constructed with moisture sensitive materials in a climate where it rains and has a high humidity, is destined for problems. Where stucco is comprised of lime or cement, sand, and water, EIFS—or an exterior insulation and finishing system—is a lightweight wall cladding that is applied to a foam insulation, is installed onto a building. Here are exterior insulation finish systems advantages and disadvantages to consider as you compare them with traditional stucco siding and other types. Taking into account hygric stresses and embrittlement due to aging is one thing. Let us assume perfectly prepared joints:  joints that are “backwrapped” properly, with the correct gap. Traditional stucco using the drained approach (Figure 5) is common to wood frame or steel stud walls that are sheathed with plywood or gypsum board. Cross-grain is often concentrated at rim joists, top and bottom plates, and around heavy framing at openings. Now how about 100 joints? People are imperfect and materials are imperfect. The hygric stresses and building movement stresses typically concentrate at locations where there is a change in thickness, a change in direction or at a termination such as an opening. Increased humidity 9. Yet, this is what is required of EIFS constructed with moisture sensitive components without provision for drainage or adequate drying. Rotting wood 6. According to a member of the Georgia Area Home Inspectors in Atlanta, “This product cannot breathe.” He contends that it collects moisture, and the moisture has no way to drain or evaporate. There are limitations to what can be expected of individuals in the field and there is variation in the quality of materials – from sealants to the grade of wood, from the density of foam sheathing to the permeability of paint. The amount of rainfall deposited on a surface determines the type of approach necessary to control rain. I think most rational people would have a problem with 100 perfect joints. The water that enters through the stucco face is drained back to the exterior by the drainage plane and the weep screeds or flashing system. synthetic stucco have a very strong tendency to retain moisture between the sheathing of the home and the finish system. Traditional stucco cracks due to drying shrinkage or hygric stresses, embrittlement due to aging, and building movement. Traditional stucco is not prone to the moisture problems discussed below. Now we are getting just a little bit outrageous. The moisture intrusion controversy erupted in 1995, with several EIFS-related lawsuits filed in North Carolina. Wood framing shrinks in the cross-grain direction during the drying of initial construction moisture, and continues to expand and contract in response to changes in local relative humidity. Removal of the stucco revealed extensive structural damage to the homes as a result of moisture intrusion behind the stucco. It is contrary to historical experience and contrary to human nature. By the mid-1980s, EIFS was commonly found in most mid- to upper-priced residential developments throughout the country. Unlike face-sealed perfect barrier systems such systems can be successfully used as an exterior cladding system in essentially all climates and exposures. The cracks in EIFS laminas are often found initially at reveals and at window openings. The biggest reason that this happens is because of the use of synthetic stucco instead of the traditional cement stucco. The drainage space, which can be as small as the space between two sheets of building paper, allows rain water to drain between the drainage plane and the exterior cladding. Brick leaks, wood siding leaks, vinyl siding leaks, stone leaks, granite leaks, stucco leaks, hardboard siding leaks, precast concrete leaks, curtain wall assemblies leak – everything leaks. Should i a house with eifs ai 20 20 home inspections eifs tutorial In addition, many times these guarantees demand that you use their inspectors and that all repairs are done by those same inspectors. Or 10,000 perfect joints? More mesh reinforcing provides more effective distribution of hygric stresses, effectively promotes micro-cracking and limits crack propagation. Call for a free Quote! But the requirement for 100 perfect joints is nothing – a drop in the bucket for what is required. The warranty is fully transferable and can be renewed following a qualifying protocol inspection. The rate of wetting of a building assembly is a function of exposure, design, construction and operation/maintenance. Ten years in Las Vegas is very different from 10 years in Columbia, SC. Birmingham Alabama EIFS And Stucco Home Buyers And Sellers (December 7, 2020) Kansas City EIFS And Stucco Home Buyers And Sellers (April 20, 2020) Windows Leak – Problem 3 (July 16, 2018) Windows Leak – Problem 2 (July 6, 2018) Chicago – Naperville EIFS And Stucco Home Buyers And Sellers (December 4, 2016) The home must be inspected by a qualified moisture inspector following the MoistureFree Warranty Inspection Protocol. Figure 6: Drainable EIFS assembly with membrane. On a $250,000 home, that can range from $7,500 up to $40,000 in home value protection at the time of sale. Increased level of humidity within the home 2. This map defines four rain exposure regions based on annual rainfall on a horizontal surface:  extreme, high, moderate and low. Schedule a stucco inspection in the Chicago IL area. The exterior and interior climates in many regions throughout North America provide limited drying potentials due to high relative humidities throughout the year. Local building officials called in the builders, architects, and stucco manufacturers to evaluate the problem. However, many homeowners encounter synthetic stucco problems resulting from improper installation or the properties of the material. Well, the material must adhere to the lamina, must be resistant to ultra-violet light; the base coat bond strength to the rigid insulation (EPS) must be greater than the sealant bond; and the material also has to be affordable. The flaw in this logic is the definition of “later.” Does later mean 1 year, 3 years, 5 years, 10 years, 25 years or 50 years? Problems surfaced in the residential market with synthetic stucco/EIFS because, unlike commercial buildings, residential homes are not framed out with concrete or steel. How long should this joint last? Damage to wall structures 7. Photograph 2: Cracks in EIFS laminas are often found initially at reveals and at window openings. If you attempt to grind the surfaces clean, you risk damaging the reinforcement. A drainage plane is installed behind the exterior cladding to facilitate this drainage. Finding a different home may be worth the headache of worrying about an EIFS clad home having problems later. less than 20” per year), and lots of drying capacity (dry air and sun) have long been built with little concern for rain control. The logic being:  if it’s going to get weaker, make it stronger than you need initially, so that later it will still be strong enough. In the early 1990’s, problems were discovered on homes with EIFS located in Wilmington, North Carolina. Schedule a stucco inspection in the Charlotte NC area. Copyright 1997-2021, buildingscience.com Corporation| Our Privacy Policy | Editorial Policies and Conditions of Use. Water can even penetrate through large cracks in the lamina itself. EIFS siding and DRYVIT synthetic stucco had worked so well for decades as an exterior shell for concrete, stone and brick, has now become a serious problem when used on wood framing. Traditional stucco claddings have successfully employed the water managed approaches, both storage and drained. Tall concrete frame buildings are subject to frame shortening due to the mechanism of concrete creep, a fundamental characteristic of concrete experiencing loading over an extended period of time. The design of EIFS, unlike other systems (brick, stone, siding, etc. Many of the issues can be mitigated by having a MoistureFree Warranty protecting the home. When the rate of wetting is greater than the rate of drying, accumulation occurs. Most EIFS of the past were face-sealed systems that by definition had no provision for drainage. Cracks, lamina deterioration, and movement joints are also discussed. In the most fundamental sense a crack is stress relief. It was introduced in the United States on commercial buildings in the 1970s and on homes in the 1980s. You then choose the repair contractor, and as long as repairs are made according to our Repair Standards and Options, we will write the warranty (MWC Inspection Protocol and Repair Standards and Options are available to inspectors and repair contractors who visit our web site). Photograph 3: Frame shrinkage at the rim joist of this wood-framed building caused the stucco to buckle. EIFS can provide an attractive lightweight and energy-saving cladding for a building. It is achieved by insulating the wall with water-resistant materials which also forms part of the finishing for the wall. Since traditional stucco systems leak, the leaking rain water must be addressed. Homes with this exterior finish are often strikingly beautiful, offer great flexibility in home design, and provide energy savings. In these situtations, walls don’t get very wet and they dry out quickly. Many other traditional cladding systems also recognize the obvious – cladding systems leak. Answer:  Yes. The answer is quite simple, and applies to virtually all types of cladding. An EIFS inspection requires sophisticated meters and equipment costing several thousand dollars. The rain water that enters through the stucco face is harmlessly stored in the masonry wall until it can dry to either the interior or to the exterior. This system is currently applied to approximately 2 percent of residential structures. These systems have very different attributes however. Consequently, a huge number of class-action lawsuits started to sprout up before the courts. Synthetic stucco is commonly referred to as Exterior Insulating and Finish System (EIFS). Cracked drywall 3. You should understand the basic components of the most common stucco systems. The basic underlying problem behind EIFS litigation was that EIFS was marketed as a cost-effective replacement for stucco. Water that becomes trapped behind an EIFSsystem can cause serious moisture-related problems, including: 1. EIFS became very popular in the 1980’s and experienced a significant number of serious failures, almost all related to rain penetration. However, the majority of this rain water is drained back to the exterior. The cracks are due to hygric and thermal stresses, embrittlement due to aging, and building movement. This limited drying potential provides inadequate drying for EIFS where moisture sensitive components are used without a provision for drainage. EIFS (exterior insulation finish system), often called Dry-vit, coats a home or office building with a hard, rigid covering that can be applied to a flat surface of any shape. This drainage plane requires a drainage space (air gap), flashings, and weep openings to function. How can you tell when the sealant in the joint needs to be replaced or how can you tell when the joint needs to be rehabilitated? The same holds true for EIFS laminas. The rate of wetting is low while the rate of drying is high – accumulation rarely occurs and even moisture sensitive materials can be used in a storage approach, and walls with failed perfect barriers rarely exhibit problems. This is a major contributor to structural damage. It is not possible to prevent traditional stucco from cracking. The drained approach is traditionally used with light, hollow, water sensitive construction such as wood frame, curtain wall and steel frame structures. EIFS is commonly referred to as “synthetic stucco,” but it’s quite a bit different from stucco. Frame shrinkage at the rim joist of this wood-framed building caused the stucco to buckle. To allow for drying of incidental moisture, such assemblies also should not contain interior vapor barriers or impermeable interior finishes. The author and publisher make no warranty of any kind, expressed or implied, with regard to the information contained in this article. , and here and here and here! Face-sealed perfect barrier EIFS systems are fundamentally flawed because they rely on perfect sealant material installed in a perfect manner to perfectly prepared substrates. Architectural details such as overhangs, balconies, and railing connections contribute to the amount of rain deposited in or on a wall. The function of mesh reinforcing is to distribute the hygric stresses throughout the lamina rather than allowing stress relief to occur at a single location such as a large crack. Adequate drying will occur in locations with high drying potentials – locations where, in essence, it does not rain much. MWC professionals will prepare a Certified Repair Analysis (CRA) on the home which details what needs to be done to the home to make it eligible for the warranty. BBB Accredited. If drying shrinkage or hygric and thermal stress were not an issue in EIFS laminas, mesh reinforcing would not be necessary. Without knowing specifics, generally speaking, most other programs are backed by a single insurance policy on the contractor and are not geared to multiple homes. In general, this rain water is stored in the mass of the wall assembly until drying by diffusion, capillarity and air flow occurs to either the exterior or interior. All buildings move. There is no known solution to this problem. Is it possible for a technician to install sealant perfectly in 10 joints in a row? In today’s post, we discuss common EIFS construction problems that can damage your home. We provide affordable and professional Stucco & EIFS Testing and Moisture Analysis throughout the Kansas City metropolitan and surrounding areas.. Holmes Inspection Company understands there are risks when purchasing a building clad in Stucco & EIFS. EIFS laminas do the same thing for essentially the same reasons. The same holds true for EIFS laminas. Inspection Fundamentals: Stucco & EIFS www.bengromicko.com Page 1 of 13 Inspection Fundamentals: Stucco & EIFS By Ben Gromicko To be able to identify the stucco system you must understand system components. It is 80-percent less heavy than stucco, but it has a higher R-value, coming in between 4 and 5.6, which is notably higher than the 0.20 R-value of regular stucco. However, it got very popular in the 1990s. This is a fundamental rule of design and construction.
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