The product:

• EIFS, hard coat and hybrids stuccos: They all experience similar problems but the most pressing concern is the EIFS systems. Problems occur more quickly in EIFS then other products
• NC has been seriously effected and has enacted strict regulation on its use.
• There are tens of thousands of these installations nationwide
• Brian Davidenko with HOMESCAN Home Inspections has conducted over 175 homes in Metro Atlanta with over 99% having excessive moisture
• Manufacturers admit even an ideal installation is prone to water penetration
• Retrofits and repairs by manufacturers, exceeding there own installation specifications have had reoccurring problems within 1 year.

The problem:

Moisture penetration

Water penetration is not in and of itself the problem, it is water retention. Water is always penetrating brick and wood, the key is that it can run out and evaporate. In fact in a 40mph driving rain, water goes right through brick! The EIFS system is designed to be water tight and thus does not allow for moisture to escape, thus, even a small amount of moisture entering the system is trapped and combined with non treated lumber it quickly destroys the framing of the house and compromises the structural integrity

Structure:

• Moisture and wood do not mix. The framing deteriorates rapidly creating a loss of structural integrity

Mildew:

• A wet house is a breading ground for disease, especially mold, fungus and mildew
• If you can see it on the exterior imagine inside the walls
• The full impact of health problems may not be realized for years

Cosmetics:

• Streaking, rust, calcium buildup
• Eventually the stucco itself will pull away from the house

Moisture can enter the system and get behind it in a number of ways

Penetrations through the wall:

• Windows, doors, hose bibs, dryer vents, ac lines, gutter straps, mailboxes, railings
• Meeting of dissimilar surfaces
• Joints at foundation, wood trim, window trim, stone, brick, concrete

Defects or cracking of the system:

• Settling
• Improper fastening
• Incorrect foundation and/or footings

Improper installation:

• EIFS should be used only on vertical surfaces: trim, decorative touches like keystones and quoins, should have sloping surface to prevent standing water and to route it away
• EIFS should be 2" off any roofline, 6-8" off the ground, ½" from all other materials (windows & doors). All end points (terminations) must be back wrapped.
• Expansion joints required at the meeting of dissimilar materials and floor levels.
• All joints must be isolated form other materials by leaving ½" gap (back wrapped) and creating a flexible joint with the usage of a backer rod and appropriate sealant.
• Flashing must be in place to direct water away from structure (doors, windows, decks, gutters, etc.)

Lack of maintenance:

• Paint and caulk must be monitored and repaired frequently

Interior leaks:

• Tub overflows
• Shower leaks
• Washer overflows

The testing

GAHI, the Governor's Commission on Consumer Affairs (GCCA) and EIFS/moisture experts form NC have been working together to establish testing protocols. These will be evolving over years to come as we learn more about the EIFS problem.

Moisture Mapping:

• Proper testing requires penetration of the surface with probes
• Large areas can be tested with a Tramex EIFS moisture detector but this device is very inconclusive and must be used with the probing method.
• Testing begins at suspect entry points but probing must takes place around the entire area and down to ground level. Moisture has been known to move up to eight feet horizontally from entry point and vertically from the top of the house the basement.
• Structure should be moisture mapped and subsequent testing is needed yearly

Testing and Monitoring:

• Repair areas by stopping water source and pulling stucco in that area
• Extensive water damage may call for complete re fit
• 10-19% moisture reading requires stopping the leak at the source
• 20-29% stop the leak, caulk area spot repair damage
• 30% + This is the fiber saturation point, EIFS should be removed so the structure can be inspected

Impact on the market The full impact will not be know for many years

• Costly repairs for home owners
• Stigmatized homes that are difficult to sell
• A decrease in property values for stucco owners
• An increase in demand for brick homes as well as siding and cedar
• A new industry to address testing and repair needs

Liability:

• There is no way to catch all the moisture
• Many inspectors will not test (expertise and liability)
• Agents need to make clients aware of potential problems
• Class actions suits underway

The Solution:

The solution is not the "new & improved" stucco you have heard about

• There is no reason the believe this product will provide any measurable benefit
• Even if it worked there is still the stigma of stucco
• By design, stucco products retain any moisture that gets behind them

Retro fit with another exterior

• This is an extreme measure, consult your builder or contractor
• This would be a good time to invest in brick stock
• Cedar contemporary home are now looking very good!

Have your home tested ASAP

• Document the results and retest yearly
• A proven track record of a dry house will help to sell it later

This document was produced by Tom Schroth, licensed Realtor.

Information contained herein is based largely and a cooperative training program with GAHI, EIFS manufactures, EIFS experts from NC and EIFS testing companies. There are no definitive answers on the subject of EIFS and this information should be used only as a reference. Agents and consumers must evaluate all information available on EIFS and make their own determinations on the subject.