EIFS Stucco Inspections/Testing

HBP offers both our residential and commercial clients a full range of EIFS and Stucco Inspections. We are Certified (Level 1 and Level 2 certifications) by the Exterior Design Institute (EDI) as Third Party EIFS Inspectors. Exterior Design Institute is a non-profit organization that trains and certifies inspectors to raise the quality of EIFS inspections in the construction industry.

What is EIFS?

EIFS stands for Exterior Insulated Finish Systems. It is a stucco product also known as synthetic stucco. It is an excellent product with a high-end look that was imported to the United States in the late 1960's. There are many documented failures with EIFS as a siding system. Numerous reasons have been given for these failures, but the majority can generally be traced back to faulty installation.

What is the difference between EIFS and the type of stucco found on older homes?

EIFS comes in several different types, but the typical installation includes the substrate, polystyrene foam board fastened or glued to the substrate, fiberglass reinforcement mesh, base coat (usually 1/16 to 1/4 inches thick) and then a finish coat. See the illustration above.

Stucco on older homes is usually plaster Portland cement. It is commonly referred to as Hardcoat Stucco. The stucco assembly usually includes a substrate over the framing members (there is an open framing system) with a moisture barrier present, self-furring lath, plaster cement basecoat and, finally, the hard coat finish.

Both systems have their advantages and disadvantages. However, it is the EIFS that has had the most problems. Below are commonly asked questions:

Is EIFS a problem in the Omaha metro area?

The simple answer is “Yes”. EIFS has problems just about any place that it has been used in home construction in the United States. Generally, the problem is improper installation and lack of proper detailing and sealing of the EIFS. In many instances, applicators do not follow the proper procedure for applying EIFS. This leads to failure, water intrusion and mold growth in a very short time. If problems are identified and remedied quickly, damage and costs can usually be limited. A thorough and complete inspection and testing is very important in identifying areas of moisture intrusion. We have even found new homes with moisture related problems, all because of improper installation.

What are some of the signs that EIFS is failing or has failed?

Often there are very few signs until there is a significant problem. This is why inspection and testing are so important. Some of the signs you may want to look for are bulging areas of the stucco, water stains on the outside or inside of the wall and around the windows, or a musty odor inside the home.

What does the testing and inspection include?

Our inspectors first do a walk-around visual inspection of your home or building to determine if the EIFS has been installed per industry standards. We then perform some non-invasive moisture testing at the surface to determine where the moisture intrusion is occurring. We will then probe the high moisture level areas through the finish coat to determine the moisture level of the wood framing behind the EIFS (see photos below). Probing requires permission from the current owner. High moisture levels usually indicate water is leaking behind the stucco which often causes wood deterioration and mold growth. Our reports will include detailed photos of the affected areas and descriptions of the areas that are in need of repair or further invasive testing. (Note: This testing equipment is for EIFS inspections only.)

Will the probe holes be noticeable?

The answer is usually “yes” if you know what you are looking for. Probe holes are about 1/8th inch in diameter. The amount of holes needed is determined by where we find moisture and the size of the affected area. After we are done testing, sealant is used to fill and seal the holes. In most instances, people cannot see the holes unless they know the exactly where to look.

What is the price of an EIFS Inspection?

The cost varies from home to home, depending upon several factors, including the square footage of the home, how much EIFS is present on the home and the extent and complexity of the EIFS. The average EIFS inspection runs $350 to $700. The cost of replacing EIFS and wall structure of a home may run into the tens of thousands of dollars if the moisture intrusion is ignored.

Do you also do repair work on EIFS?

We do not make repairs, ensuring you that you will get an unbiased opinion.

Some more EIFS sites
www.EIMA.com - EIFS Industry Members Association.
www.exterior-design-inst.com - Exterior Design Institute