E.I.F.S (Exterior Insulated Finished Surfaces)
vs. Hard Coat Stucco
Understanding the Differences
Understanding 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:
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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 applications
Moisture barrier inside system
How to identify:
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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:
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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
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Looks great, easy to shape, insulates
well
Brand Names:
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(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
block
Insulating board - Expanded
Polystyrene (EPS)
Attachment - adhesive or mechanical
Mesh - impact resistance
Base coat- Moisture barrier, uniform
surface for finish coat
Finish coat - Color, texture
Back 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 !!!!!
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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:
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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:
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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
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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 SOON
Moisture barrier on outside
Moisture will get behind the basecoat
EIFS is good moisture barrier provided installed correctly, no
failures in outer covering (cracks), appropriate usage of backer
rods and caulk.
NPI’s findings97% homes inspected are installed incorrectly
Typically 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 system
Appropriate 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 problem
Understands dynamic relationships between homes and exterior
coverings
Understands 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 details
Attend 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
better
If it is a non compliant installation chances are that there will be
problems