Background Information: EIFS (Exterior Insulation Finish System) may also be referred to as synthetic stucco was developed in post World War II Germany to repair the damage done during the War.

 It was capable of spanning the damaged areas in buildings and providing additional insulation.  The product was brought to the U.S. primarily for commercial applications and was introduced into the residential marketplace around 1980 to address the shortcomings of har     d coat stucco.  EIFS utilizes an insulator board as part of the layering process and adds tremendous insulation capability to the home vs other sidings and cladding systems.  However, when the installation requirements are not followed, the systems continually break caulk seals and crack allowing moisture to enter and affect the structural materials.  Unlike other claddings, including hard coat, which require a moisture barrier to be applied prior to the installation of the material, EIFS is adhesively, and sometimes, mechanically attached directly to the sheathing or structural members.  Unwanted water is trapped against the structural material, causing rot.

The Problem:
There are several problems leading to the failure of these systems:

·  The system is being installed by "non-certified", untrained applicators. Manufacturers may refuse to honor warranties in such cases.

·  Many applicators are not following the very specific application instructions and specifications.

·  The design of the system is such that it can trap water should water penetrate the barrier system.

·  The homeowner is not educated about the proper maintenance and care of the product.

What to look for:

·  Cracks at doors and windows, especially window sills where stucco joins the window.

·  Openings in the stucco such as around hose bibs or wire penetrations.

·  Loose caulk, or areas heavily dependent upon caulk

·  Loose, delaminating or bowing surfaces.

·  Visible foam or mesh.

·  Siding system in direct contact with earth.

·  Poor flashing between the roof and sidewalls.

·  Poorly installed gutters and downspouts.

·  Ant nests or termite tunnels in or next to stucco.

·  No backwrapping along bottom (exposed foam or substrate along bottom edge).

·  Siding in direct contact with roofing shingles.

·  Rotting wood around doors or windows.

·  Mildew on inner wall surfaces.

·  Musty odor in house.

What to do:

·  Make a list of all of the above conditions found on your home.

·  Contact the builder to determine what product and system was used.

·  Find out what type of warranty exists.

·  If possible obtain the name of the applicator sub-contractor and determine what his credentials were.

·  Obtain a third party, (Inspection Center would be a great choice) impartial inspection to document the problems. Be sure to check the inspectors credentials and verify that the inspector is familiar with application techniques, failure manifestations, moisture measuring techniques etc. Your case could go to court.

·  Obtain at least two bids from certified applicators based upon above findings and conversations with applicators. (Recommended even with builder remedied cases).

·  Obtain extended warranties from builder and applicators after repairs are performed.

·  Obtain care and maintenance information from the builder and/or applicator.

If you have an EIFS system, walk around the house and look for any possible areas that could allow moisture intrusion.  Because of the relative newness of the system in home construction, the jury is still out on the efficacy of the system when installed properly. As you read this, however, the manufacturers are rewriting their specs to improve the systems.  The reality of the problem today, is that many systems are improperly installed.  It’s a shame that the conscientious builders and the trained and capable applicators will probably suffer as a result of the backlash generated by the shoddy workmanship of others. On the other hand, it’s the trained and capable contractors who will be making the proper repairs