Exterior Insulation Finishing System (EIFS) What Lies Beneath?

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EIFS, also known as Synthetic Stucco, provides insulation, weatherproofing, and a finished surface in a single integrated product. 

Since 1994 the "EIFS problem" has been a source of anxiety for prospective homebuyers. Research has determined that wind-driven rain enters the waterproof barrier EIFS surface in and around windows and other penetrations and at wall/roof intersections. Because barrier EIFS systems provide no means for allowing water to escape the wall cavity, intruding water is trapped inside the system, where it can remain for extended periods of time and eventually damage and even rot wood framing, sheathing and other moisture sensitive building components. These problems can occur regardless of the age of the building or the quality of construction, therefore EIFS homes should be regularly inspected. (Source: www.gethomeinspector.com)

Additionally, if the EIFS touches the ground it can wick moisture from the ground into the walls.  This was a problem found in the Kiln Creek section of Newport News and York County in the early 2000s.

An EIFS inspection is intended to identify areas of high moisture content in the sheathing and framing. The inspection can take several hours, and may even span more than one day.  The inspection can consist of:
  • ·     A visual inspection of the exterior to document installation details, areas of visible damage, and status of repairs.
  • ·     Use of a Wet Wall Detector to perform a limited moisture scan of the EIFS in suspect areas.
  • ·     An interior infrared scan for moisture intrusion in the exterior wall cavities in those areas exhibiting damage to the EIFS from the exterior.

Some companies may even use probes inserted into the wall to determine moisture content behind the wall.

If the EIFS is touching the ground, it can be cut off to create a space between the ground and the EIFS to deter or stop the wicking of moisture.

The average cost of an EIFS inspection could cost anywhere from $350 to $700 depending on the company you select.

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