E.I.F.S (Exterior Insulated Finished Surfaces)
vs. Hard Coat Stucco
Understanding the Differences,
Understanding the Problems
Presented By:
Global Property Inspections
Global Property Inspections
Copyright 2002
Global Property Inspections
Company founded-February 1987
Roland Bates-President-Experienced Contractor/Inspector
Franchised inspectors Nationwide and Canada
Each Franchise Independently Owned and Operated
Have trained inspectors since 1987
Over one million inspections conducted
Global Property Inspections
Copyright 2002
Hard Coat Stucco
AKA Portland cement stucco,
Traditional stucco, One-Two Coat
Stucco, FRP (Fiber re-enforced
plaster)
Construction:
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
Global Property Inspections
Copyright 2002
Hard Coat Stucco
Breathable, drainable, durable.
Fewer problems associated with
hard coat applications
Moisture barrier inside
system
How to identify:
From edge
Very hard (cement)
Exposed metal lathe
Expansion joints, horizontal and
vertical
Tap Test: solid sound
Push Test: no give, rigid
Global Property Inspections
Copyright 2002
Hard Coat Stucco
Application/Installation:
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)
Global Property Inspections
Copyright 2002
EIFS-Exterior Insulated Finished Systems
Synthetic Stucco
Looks great, easy to shape,
insulates well
Brand Names:
(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 !!!
Global Property Inspections
Copyright 2002
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
Global Property Inspections
Copyright 2002
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
Global Property Inspections
Copyright 2002
EIFS-Why are there so many problems?
MOISTURE INTRUSION !!!!!






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
Mis-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
Global Property Inspections
Copyright 2002
EIFS-Why are there so many problems?
Flashing:







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
Global Property Inspections
Copyright 2002
EIFS-Why are there so many problems?
Moisture








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



Have food (wood) and water (trapped moisture)
Do not need to return to soil
Love EIFS run into the ground
Global Property Inspections
Copyright 2002
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.
GPI’s findings97% homes inspected are installed incorrectly
Typically found on higher end homes $300,000+.
Global Property Inspections
Copyright 2002
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
Global Property Inspections
Copyright 2002
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
Global Property Inspections
Copyright 2002
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
Global Property Inspections
Copyright 2002
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
Global Property Inspections
Copyright 2002
EIFS-Why are there so many problems?
No flashing installed
Result of non-usage of
deck flashing
Global Property Inspections
Copyright 2002
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
Global Property Inspections
Copyright 2002
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?
Global Property Inspections
Copyright 2002
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
Global Property Inspections
Copyright 2002