VISUAL SIGNS OF POTENTIAL PROBLEMS:

	Cracks in the EIFS dressing bands around windows
	Swelling, cracking and/or rotting of window/door frames
	Delamination of the EIFS from the sheathing
	Staining, mold and algae on the exterior and interior
	Cracking, peeling and blistering of paint
	Increased level of humidity in the home
	Infestation of pests (ants and/or termites) that nest in the moist sheathing of the home

EIFS:  

             EIFS is an acronym for Exterior Insulation and Finish Systems. It is a generic term for an exterior cladding system currently produced by some 30 manufacturers in the U.S. EIFS is also referred to as "Synthetic Stucco". This term is not entirely accurate in the context of talking about EIFS because there are other types of synthetic stucco products besides EIFS. The acronym is typically pronounced "EEFS" although some pronounce it as "EEFIS". Whatever.

        EIFS consist of several components combined to produce the cladding system (see diagram 1). The first half of the acronym, "Exterior Insulation" is derived from the fact that the first component installed is a polymer-based foam board. This foam board is mechanically and/or adhesively attached to the exterior sheathing of the home. In this respect the foam board serves as an exterior insulating layer. Over this foam board is applied a synthetic base-coat material in which is embedded a fiberglass reinforcing mesh. This is typically referred to as the "base-coat". Is is usually a muddy-green color and dries down to a grey or greenish-grey. On top of the base coat is applied one or more "finish coats". This is the exterior layer that gives the product its stucco-like appearance. Hence the second part of the acronym "Finish Systems".

Diagram 1: EIFS Components

             A Brief History of EIFS

     EIFS were developed in Europe after World War II. There was a need to repair war-ravaged buildings without leveling and rebuilding them. EIFS was an ideal way to go. Data indicate that EIFS was successful in its performance as deployed in Europe. What EIMA typically won't tell you is that the use in Europe was almost entirely on concrete and masonry exteriors.

      In 1969 Dryvit imported the first EIFS into the U.S. largely for commercial applications. One of the first users of the systems was the U.S. Army. EIFS began making inroads into the residential construction industry in the mid 1980's. No engineering changes were made to allow for differences between commercial masonry and steel construction and wood residential construction before it was introduced to the residential market.

                     The Problem

• Homes clad with EIFS (Exterior Insulation and Finish Systems) a.k.a. synthetic stucco have a very strong tendency to retain moisture between the sheathing of the home and the finish system. The design of EIFS, unlike other systems (brick, stone, siding, etc.), does not allow the moisture to drain out. The moisture can sit in contact with the sheathing for a prolonged period and rotting may result. Damage can be serious. Left unchecked, it can affect the structural components of the home. This is also an open invitation to termites.
• EIFS homes cannot be made "water proof", even by "professional" caulking applicators. All caulk joints fail, even those made under laboratory conditions by EIFS industry engineers. No residential windows are waterproof, they are designed and manufactured to a water-resistant standard. Some water will always find a way in. When it can't get out you have a problem.
• This problem is less severe in traditional, or "hard coat", stucco.
• Most "stucco" homes built  in the last ten years have EIFS.
• If you are not sure what kind of stucco you have ask your builder.
• A quick, but not foolproof, way to check is to knock on the wall with your knuckles and press on it with your fingertips. If you hear a hollow sound when you knock and the wall feels softer than concrete you probably have EIFS. If the wall sounds very solid and feels as hard as concrete you may have traditional (hard coat) stucco. There are exceptions with very new finish systems. Very new systems may also be "drainable" or "water-managed".
• EIFS  homes built before 1997 have a 90%+ chance of having moisture intrusion problems. EIFS homes built since 1997 may have a reduced chance of moisture intrusion, but are not immune.
• There are few, if any, visual clues to the problem. It is behind the walls of the home.
• This is a national. issue.  It was discovered first in North Carolina.
• Homes as young as 6 weeks of age have been found to have damage.
• In Virginia, South Carolina and other states which have such regulations the owner has as few as two years from the date of the occupancy permit to act . After that the only relief may be under the EIFS manufacturer's express warranty if it is still in effect.

                       What’s the Code Say?

EIFS:

Exterior insulation finish systems, general. All

Exterior Insulation Finish Systems (EIFS) shall be installed in

accordance with the manufacturer’s installation instructions

and the requirements of this section. Decorative trim shall not

be face nailed through the EIFS. The EIFS shall terminate not

less than 6 inches (152 mm) above the finished ground level.

 Water-resistive barrier. All EIFS shall have a

water-resistive barrier applied between the underlying

water-sensitive building components and the exterior insulation,

and a means of draining water to the exterior of the veneer. A

water-resistive barrier shall be compliant with ASTM D 226

Type I asphalt saturated felt or equivalent, shall be applied hori-

zontally with the upper layer lapped over the lower layer not less

than 2 inches (51 mm), and shall have all vertical joints lapped

not less than 6 inches (152 mm).

The general provisions for flashing at the exterior wall

envelope are also applicable to exterior insulation finish systems.

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A word of caution:

         Building inspectors, contractors, consumers and the do-it-yourself group should always exercise caution when working with radon, formaldehyde, carbon monoxide , mold, insulation,  lead based paints or other potential health hazards. Through training and education informed choices are made. Don’t get in over you head! It is O.K.  to seek professional help if you are not certain.

A Final Note:

Carbon Monoxide Detectors and Smoke Alarms save lives. We as building inspectors, contractors and consumers have known this for years. But we must remain diligent in or training and education efforts.