What are EIFS?
Exterior
Insulation and Finish Systems
(EIFS) are
multi-layered exterior wall systems that are used on both commercial
buildings and homes. EIFS were introduced in the U.S. almost 30 years
ago and were first used on commercial buildings and then later on
homes. EIFS typically consist of an insulation board made of
polystyrene foam (which
is secured to the exterior wall surface with an
adhesive and/or mechanical attachments), a water-resistant
base coat
applied on top of the insulation and reinforced with fiberglass mesh,
and a finish coat typically using acrylic co-polymer technology. This
type of system is often referred to as artificial stucco.
The Potential Problem with
EIFS...
Moisture
can get trapped behind the highly
water
resistant material with no way out. This can cause the framing to rot
and foster the growth of mold between the exterior and interior walls.
Damp and rotting wood is also a prime target for subterranean termites.
It should be stated that the potential for these conditions exist with any
type of exterior siding product be it brick veneer, wood, or vinyl
siding. The potential for this condition with EIFS however can be
exacerbated by its superior water resistance. Once moisture gets in,
regardless of its origin, it usually has no escape.
The main
locations where water tends to
infiltrate into the framing structure of a building using an EIFS is
around doors and windows, where the roof connects to the EIFS (roof
flashing), and below extended exterior deck connections. Also, any
moisture from within the home trying to find a path out will likely be
thwarted by the EIFS.
The EIFS
industry has been plagued by class
action, and individual lawsuits (particularly
in humid climates). The
public's confidence in the products have been shaken to say the least.
The lawsuits contend that the problem is with the nature of the product
and the manufacturers contend that sloppy installation and poor
maintenance are the culprits.
Regardless
of who is
"right", homes with EIFS require special scrutiny during
inspection.
I adhere to the NACHI
Standards of Practice
and the NACHI Code of Ethics.
NACHI Standards of Practice
NACHI Code of Ethics
Proudly
Serving the Following Counties:
Ada, Adams, Boise, Canyon, Gem, Payette,
Valley, Washington and Malheur
Oxbow Home Inspections • PO Box 2144 Eagle, ID 83616• 208.573.5300
Troy Farmer: Owner/Inspector • E-Mail: info@troyfarmer.com
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Inspections and Radon Testing, LLC |
