FAQ
Q: What is EIFS?
A: EIFS stands for Exterior Insulated Finish System. EIFS is a relatively new product which uses plasticizers to modify traditional cement stucco and make it more flexible. This allows application in a thinner coating which saves time and material. The entire modern EIFS system consists of a moisture barrier (usually), the foam insulation, the plastic-cement basecoat, fiberglass reinforcing mesh, and finishes.
A: Prior to the late 1990's, most residential EIFS did not incorporate a moisture barrier behind the system. The older system is now referred to as "Barrier EIFS." In order to protect the building from moisture intrusion, barrier EIFS must be perfectly sealed at the outside surface. Any moisture that penetrates the outer coating can easily migrate into the walls and cause substantial damage. Unfortunately, nothing is perfect, and the material tends to leak. Sometimes it leaks quite a bit. The weak point of most applications is the penetrations like windows, doors, electric and other utilities, etc. Each of these is a potential leak. Even though most manufacturers withdrew their barrier EIFS from the residential market in the late 1990's, we still occasionally see these systems being installed today.
A: Since the late 1990's the major manufacturer's of EIFS system have come out with the newer water management EIFS systems. They incorporate a secondary drainage plane that provides and escape route for any water that makes it through the outer skin of the system. These systems are well designed, but unfortunately they rely upon installation details that are completely concealed after the system is completed. We are finding many homes built in this millennium that have severe water damage due to poor detailing by the installers. The other key issue with the newer system is that, just like with the older barrier systems, that can look perfect on the outside, yet be totally rotten on the inside.
A: First, it is important to understand that ALL EIFS is leaking. The important question is: How Much? As long as a wall is built to dry faster than any leaks can wet it, there can be few problems. Issues occur when the water comes in faster than it goes out. Materials that stay wet for long periods tend to rot, grow mold, and then eventually fall apart. Here in Utah, we find that many walls show signs of leakage and elevated moisture, but that the damage caused by these leaks is less severe than in other parts of the country. Still, over 80% of the houses we have inspected have at least some structural damage caused by water leakage and entrapment within the walls.
A: It is only with a comprehensive moisture intrusion inspection can we identify the issues behind the stucco. There are many different methods and tools that can be used to identify potential trouble spots. Regardless of how suspect areas are identified, you cannot know exactly how much moisture is trapped without penetrating the EIFS and directly measuring the moisture content of the building materials inside. There is just no other way. This has been established by a number of nationally accepted test protocols, including the one we follow. You can see our test protocol by visiting the GAHI website. The GAHI protocol states in part, "The advent of the Tramex Wet Wall Detector has eased the process of inspection. This tester will indicate areas with high or elevated moisture content. This tester will not provide specific moisture content information. An intrusive probe is required for the determination of specific moisture content.
A: Short of removing the entire system, probing is the best method of testing EIFS stucco systems. As for other testing equipment, even the very smartest Engineers at Tramex and the infrared camera companies have not yet been able to find a way that their equipment can accurately measure the moisture content of the walls independent of invasive probing. The holes are very small and we fill them back with a caulk that closely matches the siding color.