What is EIFS?

EIFS is an acronym for Exterior Insulation and Finish Systems. The term has come to describe the exterior cladding product currently produced by approximately 30 manufacturers in the U.S. EIFS is also known as "Synthetic Stucco."

Why EIFS?

Synthetic stucco's popularity is due in large part to the fact that it supposedly offers an alternative to the traditional wood or brick home. EIFS is unique in appearance. It allows architects and homebuilders to produce designs with the peaks and cornices demanded by today's buyer. EIFS cladding costs less to install than comparable claddings of brick or traditional stucco. The eventual costs, however, far exceed any initial savings.

Where did EIFS come from?

External Insulation Finish Systems (EIFS) were developed in Germany after World War II. The country, and the residences, had been ravaged by war. A need arose to repair buildings without leveling and rebuilding them. Accounts from Germany indicate that EIFS has remained a viable system of cladding — but only because of the manner of construction. What contractors and manufacturers neglected to tell the American public was that the EIFS used in Europe was almost entirely on concrete and masonry exteriors. Nearly all of the homes in Florida, and in fact throughout the U.S. are constructed using stick and frame methodology. In other words, the underlying structure in most U.S. homes is wood.

How is it installed?

EIFS consist of several components combined to produce the coverage system used on seemingly countless homes in Florida and other states. The term "Exterior Insulation" is based upon the fact that the first component installed is a polymer-based foam board — the same type of material used to construct styrofoam ice-chests. The foam board is mechanically and/or adhesively attached to the exterior sheathing of the home. The sheathing may be plywood, oriented strand board (OSB) or any of a number of alternative materials. The foam board serves as an exterior insulating layer. Manufacturers often claim that EIFS clad home have wonderful insulating characteristics. Unfortunately, the precise reason that insulate so well often leads to the damage to homes.

Over the foam board is applied a synthetic material in which is embedded a fiberglass reinforcing mesh. This is the base-coat. Over the top of the base coat is applied one or more "finish coats". It is this top layer that gives the product its stucco-like appearance. The top layer is approximately as thick as is a floppy disk — or at least that is how thick it is supposed to be.

What is the problem with EIFS?

As any affected homeowner can attest, water intrusion one of the most devastating injuries a house can suffer. Akin to cancer, when water invades a home, the damage can be slow, imperceptible, insidious. Retained water, particularly in wall spaces, leaves behind rotted structural wood, spongy sheetrock and laminate. Fiberglass wall insulation will wick moisture similar to a sponge. Water in the wall may lead to the formation of mold and spores that can render a home "sick," causing illness to the residents.

The home becomes vulnerable to additional material breakdown. Walls can bulge, cladding delaminates and cracks may appear in the surface.

Homes clad with EIFS are more susceptible to moisture intrusion than traditional homes and are more likely to retain moisture between the sheathing of the home and the finish system. The defective design of EIFS unlike brick, stone, siding, etc. does not allow the moisture to drain out. Moisture entering the wall through cracks, missing caulk or as result of application defects can sit in contact with the underlying sheathing forever; or until severe damage results. Damage can be serious.

Can EIFS be maintained?

When originally marketed, EIFS was being touted as "maintenance free." It has evolved to "virtually maintenance free" to "low maintenance" to "requiring minimal maintenance" to "easy to maintain compared with other types of siding".

Recent industry statements claim "Like any other kind of home cladding, your EIFS requires some normal minimal maintenance. In addition, you should inspect the sealant around your windows and other penetrations each year as you go about your normal yard work. Cracked or dried-out sealant should be replaced."

Time has shown that EIFS homes cannot be made "water proof", even by "professional" caulking applicators. All caulk joints eventually fail. No residential windows are waterproof. Water will always find a way in. The damage occurs when it can't find its way out.

EIFS attempts to eliminate all openings in the wall through which water can pass. However, the materials used to seal all these openings are exposed to extremes of weather and the movements of the building. Even if the problems of the jobsite inaccuracies and poor workmanship can be overcome and a perfect seal can be achieved, weather will eventually cause the deterioration of and failure of these seals, creating openings in the wall through which water can pass. These openings can be extremely tiny, as small as a push-pin, and difficult to identify. Even an extensive maintenance program can not keep the building free of openings.

The inherent flaw in the system combined with less than perfect construction techniques have created a crisis in neighborhoods in every county in the state.

Like cancer, if left undiagnosed and untreated, EIFS will ultimately affect even the very the structural components of the house.

EIFS became such a problem in new Hanover County, North Carolina, that the local Building Department came to call it "a phenomenon." For our clients, it has been a "phenomenal disaster."

What are the chances that I have water in the walls?

Inspectors have noted that EIFS homes built before 1997 almost certainly have serious moisture intrusion problems. While EIFS houses built since 1997 may have a reduced chance of moisture intrusion, they are not immune. What is so insidious about this home disease is that there are no symptoms until severe damage has been done.

There are few visual clues to the problem. Homeowners sit content in their houses as they literally rot around them. Nearly every home inspected and tested to date has moisture intrusion. Readings behind the wall of 75-90% is not unusual. At these levels, wood rapidly turns to mush. There are certain warning signs that can indicate a moisture-intrusion problem if you know what you're looking for. This list is based upon observation and is not considered exhaustive. These indicators are not a substitute for a professional inspection.

Inside:

• Look for an increase in the level of humidity in the home. This is often noticed over a period of several years. Typically, the home-owner may notice the humidity levels rising during the "wet-season.

• Swelling, cracking and/or rotting of wood window frames on the interior of the home. This is due to moisture wicking from the wall into the frame.

• Mold, mildew or fungi growing on the drywall-side of exterior walls or on window frames. Also typically found on the back of wall-hangings (paintings, photographs) hung on the drywall-side of exterior walls.

• Infestations of ants or other insects (termites swarming) that won't seem to go away.

• Termites. Click here to learn more.

• Cracking of the drywall. Often written-off as due to settling of the house. With moisture-intrusion the cracking continues well after the house has settled.

• Cracking, peeling and bubbling of paint on the drywall of exterior walls.

Outside:

• Small cracks in the EIFS dressing bands around windows may indicate moisture. These are typically 1/2" to 1" long and very thin (pictured at right). They happen on the inside of the dressing band (the raised stucco border around the windows) at the lower window corners. These cracks may be an early sign that water is getting in at the corner of the window jambs. Over time, the cracks may grow (shown below).

• Delamination. This is a condition in which the EIFS comes loose from the sheathing of the home. It is often a sign of moisture behind the EIFS. You can often see areas of delamination if you look down a wall early in the morning or late in the day when the sun is low in the sky. Delaminated areas bulge out a bit and will appear as wavy areas along the wall. If you push on a delaminated barrier you can feel it move until it contacts the sheathing. The photo below shows the back of a section of EIFS that was cut out of a delaminated area.

• Rotting of wood trim. Wood trim will rot if it is not maintained and kept painted. Exterior trim will even rot from the inside. The rotting is due to moisture wicking into the trim where it is in contact with moist sheathing

Do I have EIFS?

Most "stucco" homes built in Florida last ten years are clad in EIFS. If you are not sure what kind of stucco you have ask your builder.

A quick way to check is to knock on exterior wall of your home with your knuckles. If you hear a hollow sound when you knock, if the wall feels softer than concrete, you probably have EIFS. If, however, the wall sounds solid and feels like solid concrete you may have traditional stucco.

Look around the jams of exterior doors and windows. If you see mesh under the "stucco" you probably have EIFS.

If you think you do have a synthetic stucco problem, we can help determine if you have legal recourse to help pay for the damage to your home. Contact us for more information.

© 2008 Fonvielle Lewis Foote & Messer