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| EIFS:
What Is It? |
 EIFS
(Exterior Insulation Finish Systems), also called synthetic stucco,
refers to a multi-layered exterior finish. Unlike traditional stucco,
EIFS is actually a thin surface finish applied over a foam insulation
board which is typically attached to sheathing (OSB or Plywood).
EIFS was introduced
after World War II, when contractors found it to be a great repair
choice for buildings damaged during the war. European buildings
were constructed of stone, concrete, brick, or other similar durable
materials and required a very different type of moisture management
system than is required for most American homes. In the 1980’s,
it became a popular with North American builders who applied it
as an exterior finish to residences – mostly wood framed houses
– using the same techniques that had been successful in Europe.
Common names
that refer to EIFS are Synthetic Stucco, Dryvit, Styrofoam Stucco
and Direct Applied Finish System (DAFS).
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| Why EIFS
Fails |
 EIFS
fails because moisture gets trapped between the foam backing of
the EIFS system and the wood sheathing it is attached to. Water
penetration allowed to enter behind the EIFS is unable to evaporate.
The moisture attacks the wood sheathing, framing, and studs. This
leads to dry rot and toxic mold problems.
If
untreated, the dry rot and mold damage can often cost as much as
the new siding to replace it. The rotting wood ultimately leads
to the destruction of the homes structure.
Common moisture
problems appear around the areas where the EIFS meets against the
wood trim, roof flashing, windows and doors. EIFS that terminates
below grade (ground) is also an easy entrance point for moisture
and insects.
Although most
EIFS manufacturers have detailed installation instructions, these
are often ignored by installers.
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| EIFS
Terminating Below Grade |
 EIFS
requires 6 to 8 inches separation between the bottom termination
edge of the EIFS system and the surface of any soils.
The
primary reason is that rain water on top of the soil can cause a
wicking effect where water can be drawn up inside the EIFS sysem
and damage the framing components of the building. |
 Another
reason manufacturers require EIFS to terminate above grade is to
deter insects from invading the EIFS System.
Termites
and other insects can enter the EIFS system through any small cracks
in the bottom of the seal (if there is any seal at all). Termites
eat through the polyurethane foam and into the studs, baseplates,
windows and any other wood in the home.
Because
they are invisible from the outside, protected from detection by
the stucco finish, they often aren't detected until they appear
in swarms inside the house!
When
a seam is below grade, terminators are unable to create a barrier
with pesticides.
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Improperly flashed & caulked windows. |
 Window
leaks account for the majority of water damage in EIFS houses.
The EIFS itself isn't usually leaking; instead, water is entering
between the window and the EIFS, or the window itself is leaking
water. The solution requires a window flashing that works, as
well as a correctly detailed joint between the window and the
EIFS wall. Wherever a window, a door, or an electrical or plumbing
fixture interrupts the EIFS surface, a proper joint must be constructed,
that integrates a reliable flashing into the secondary weather
barrier.
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No Diverter
Roof Flashing |
 Flashing
is required where a vertical wall meets the roofing shingles. Flashing
is sheet metal that is installed behind the wall material and extends
out underneath the roofing shingles. This prevents water from entering
the structure at the intersection of the wall and roofing.
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What To Do? |
Give
us a call or email
us and let us know that you think you may have EIFS on your home.
We will come out and inspect your home and inform you whether or not
it is in fact EIFS. We will give you a bid to replace it with a high
quality siding that is guaranteed to last for as long as you own your
home.
If you are looking for an inspection only, we have listed 4 companies
below who will come out and give you a detailed inspection of the
EIFS on your home. Once done, we will happily come out and give you
a bid on removing and replacing your EIFS siding.
Click here to see
our Gallery of Homes.
Scroll down to see the EIFS section. |
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Resources
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Here
are a few websites to help you obtain legal help and general information
about the EIFS system.
www.stuccolaw.com
About.com
www.njeifs.com/ |
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EIFS Inspection
Companies |
| If your
house has EIFS siding, it is important to have an independent inspection
company look at your home. They can determine the extent of any EIFS
related damage. After your home is inspected, the next step is to
contact Lifetime Remodeling Systems
for a FREE repair estimate. Some well-known independent EIFS inspection
companies are: |
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Independent
Building Inspections,
Portland, Oregon
503-646-5376, tobi@iibii.com
Western Architectural, Portland, Oregon
503-297-0665, info@westernarchitectural.com
EIFS & Stucco Consultants, Wilsonville, Oregon
503-682-4008, info@eifsconsultants.com
Forensic Waterproofing Consultants, Portland, Oregon
503-772-1114, matt@forensicwp.net
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