No flashing or improper flashing at rooflines, heads o

1
Synthetic stucco- the good, THe bad THe ugly
2
(No Transcript)
3
(No Transcript)
4
(No Transcript)
5
What Is EIFS

• Exterior Insulation and Finish Systems (EIFS) is
  a multi-layered exterior wall system that is
  composed of foam board insulation that is glued
  or nailed to the structural sheathing (usually
  Oriented Strand Board - OSB) on the exterior of a
  home.
• A field applied fiberglass mesh is installed
  over the outer surface of the foam which is then
  finished with two or more coats of the synthetic
  stucco-like material.

6
(No Transcript)
7
Statements

• Energy Efficiency
• Exterior in an energy-efficient thermal blanket.
• Reduces air infiltration,
• Design Flexibility
• Maintenance Repair
• Resistance to dirt

8
Synthetic stucco

• Randomly tested EIFS - 95 found to have some
  moisture problems, with the resulting damage
  4,000 to 10,000.
• American Institute of Architects found
  "unacceptably high" moisture levels in 90 of the
  205 EIFS homes it tested.

9
Identify EIFS / Real Stucco

• EIFS is relatively light and only about 3/8 of an
  inch thick, and sounds hollow when tapped.
• Real Stucco Cement contains sand and water. It is
  heavy and feels and sounds solid when tapped. It
  is a much harder material.

10
The Problem with EIFS
(Synthetic Stucco)

• When properly installed, a waterproof system such
  as this leads to trapped moisture behind the
  coating.
• Trapped moisture inside of exterior walls
  contributes to decay of structural lumber. A
  study in Wilmington, North Carolina found that
  builders frequently installed the material
  incorrectly or homeowners failed to maintain it
  properly.  
• In every case, water intrusion is attributable to
  one or more of the following situations

11
The Problem with EIFS
(Synthetic Stucco)

• Water finds its way behind the EIFS from gaps at
  window openings, roofs and other structural
  terminations. In some cases, this results in
  localized water damage to the underlying wood
  sheathing or structure.

12
The Problem with EIFS
(Synthetic Stucco)

• No flashing or improper flashing at rooflines,
  heads of penetrations, deck-to-house attachments
  and other joints.

13
The Problem with EIFS

• Faulty caulking at penetration points or correct
  caulking which is not applied according to the
  EIFS manufacturer or sealant manufacturer's
  specifications.

14
Signs of EIFS Damage

• Around Windows and DoorsCheck that installers
  held the surface 3/8 - 1/2 inch back from the
  window or door. Check caulk joints for
  continuity. Be wary of transitions between
  different exterior materials like EIFS and wood
  siding.

15
At Roof Wall Flashings

• Inspect sidewall and roof flashings for proper
  placement and coverage. Kickout flashings are
  needed where eaves of lower roof butts into
  sidewall.

16
At Penetrations

• Make sure installers sealed all penetrations
  (including deck ledgers, utilities and meters,
  electrical boxes, gutter components, and shutter
  fasteners).

17
Inspecting EIFS

• There are several special pieces of inspection
  equipment that are necessary to inspect EIFS.
• Radar based scanning moisture meters
• Deep wall probe moisture meters
• Structural Resistance Tester

18
Summary

• EIFS construction on residences have a
• Higher Probability of installation and moisture
  problems
• Potential mold problem
• Possible insurance considerations
• Potential for loss of value if the general public
  develops more awareness and concerns about the
  problems associated with EIFS

19
Realtors should

• Identify type of stucco
• Check history of problems with seller
• Properly disclose
• Thoroughly inspect and test
• Use reputable inspectors
• Use a warranty program such as Moisture Free
  Warranty to provide assurance to the continued
  soundness of the EIFS cladding and structure.

20
A closer Look Inspection Service

• Jim and Lorê Hemsell
• Lorê was the 1st female Texas Home Inspector 28
  years ago
• Jim has been an Inspector for 22 years and served
  on TRECs Inspectors Committee for 5 years (TREC
  129)
• Business [phone]
• Cell [phone]
• www. Professionalinspector.com
• info_at_professionalinspector.com