1. Presented By: National Property Inspections
E.I.F.S (Exterior Insulated Finished Surfaces) vs. Hard Coat Stucco Understanding the Differences Understanding the Problems
Presented By:
National Property Inspections

2. National Property Inspections, Inc.
Company founded-February 1987
Roland Bates-President-Experienced Contractor/Inspector
Close to 300 franchise inspectors nationwide and Canada
Each Franchise Independently Owned and Operated
Have trained inspectors for over 22 years
Over one million inspections conducted by NPI
Corporate Office-Omaha, NE

3. Hard Coat Stucco
AKA Portland cement stucco, Traditional stucco, One-Two Coat Stucco, FRP (Fiber re-enforced plaster)
Construction:
Substrate-Plywood, OSB (oriented strand board), concrete block
Asphalt impregnated felt-Moisture barrier, (AKA-tar paper, builders felt)
Metal lath- holds plaster to home
Plaster-1/2”, fiber reinforced,(old) horse hair, (new) fiberglass
Finish Coat-Texture, color
Only systems incorporating wire mesh are considered to be Hard Coat Stucco

4. Hard Coat Stucco
Breathable, drainable, durable. Fewer problems associated with hard coat applications
Moisture barrier inside system
How to identify:
From edge
Very hard (cement)
Exposed metal lathe
Expansion joints, horizontal and vertical
Tap Test: solid sound
Push Test: no give, rigid

5. Hard Coat Stucco Application/Installation:
Felt paper applied to sheathing
Wire mesh installed
Expansion joints installed between first and second floor; every 12’ vertical !
Certain areas allow mesh and mortar to be applied to “foam board” (do not confuse this with EIFS installation)

6. EIFS-Exterior Insulated Finished Systems
Synthetic Stucco
Looks great, easy to shape, insulates well
Brand Names:
(AKA’s) Dryvit, Sto, Semnergy, Thoro Systems, United States Gypsum (UGA), Firestone, Parex, Bonsol, Omega, Pleco, Retro Tech Inc., Corev, Universal Polymers, H.B. Fuller, Acro Crete, Masterwall
Most expensive exterior cladding -
IF APPLIED CORRECTLY;THAT IS THE PROBLEM!!! NO ONE KNOWS HOW TO INSTALL CORRECTLY !!!

7. EIFS Typical Components: Substrate - Plywood, OSB, concrete block
Insulating board - Expanded Polystyrene (EPS)
Attachment - adhesive or mechanical
Mesh - impact resistance
Base coat- Moisture barrier, uniform surface for finish coat
Finish coat - Color, texture
Back wrapping must be performed at all penetrations, terminations, dissimilar materials along with backer rods and effective usage of recommended caulk

8. EIFS
Termination:
Backer rod and sealant at ALL penetrations and terminations
Expansion joints, windows, doors, light fixtures, wires, A/C lines, door bells, vents, outlets, roof/wall intersections, decks, etc,
Many homes only surface caulk
Backer rod Shapes caulk (hour glass)
More efficient use of caulk
Secondary moisture barrier

9. EIFS-Why are there so many problems?
MOISTURE INTRUSION !!!!!
Most Problems Related to EIFS Due To Failure To Follow Installation details
Failure to back wrap at all penetrations
Inappropriate or no usage of backer rods
Surface caulking only-check periodically for adhesive/cohesive failure
Miss-matching of materials (each system must be installed to manufacturers specs with “BRAND SPECIFIC” components and manufacturers installation details)
Flashing-”Kick-out flashing”-inexpensive part, hardly ever installed

10. EIFS-Why are there so many problems?
Flashing:
Keeps water from entering system by re-direction
Kick out
Most important - least used
Roof - wall intersections
Directs water into gutters
Roof/Wall intersections:
Cut back 2-3 inches, step flashing installed. This detail should be followed regardless of what type of exterior surface

11. EIFS-Why are there so many problems?
Moisture:
Moisture trapped inside
Moisture in continual contact with substrate
Leads to rot
“Dry-rot”
Actually dried out wet-rot
Cells in wood cannot hold water any longer
Hard to detect
Tests dry
Termites
Have food (wood) and water (trapped moisture)
Do not need to return to soil
Love EIFS run into the ground

12. EIFS-Why are there so many problems?
AGE OF A HOME NOT A FACTOR: IF NOT LEAKING TODAY, IT WILL BE SOON
Moisture barrier on outside
Moisture will get behind the basecoat
EIFS is good moisture barrier provided installed correctly, no failures in outer covering (cracks), appropriate usage of backer rods and caulk.
NPI’s findings-
97% homes inspected are installed incorrectly
Typically found on higher end homes $300,000+.

13. EIFS-Why are there so many problems?
This house was 2 years old at time of inspection
Cost to build:$500,000.00
Cost to repair: $250,000.00
Entire home had to be stripped and recladded
NOTICE: dark staining at upper left hand window

14. EIFS-Why are there so many problems?
System was fastened with adhesive
Adhesive was applied in horizontal runs
If system is penetrated, moisture gets trapped in horizontally applied adhesive, leads to rot of the substrate material

15. EIFS-Why are there so many problems?
System runs to the ground
Allows easy access for termite entry
Once termites enter system, have food & water…no need to return to the ground

16. EIFS-Why are there so many problems?
Contractor is wringing water out of the insulation as a result of failure to the system
Close observation shows live termite activity

17. EIFS-Why are there so many problems?
No flashing installed
Result of non-usage of deck flashing

18. EIFS-Why are there so many problems?
Backer rods and Caulk
No backer rods were used were used around electrical outlet box or at door openings…allowed moisture to penetrate system
Appropriate usage of backer rods and caulk allows for expansion/contraction of system to reduce moisture intrusion

19. EIFS Who might be a qualified inspector/contractor?
Educated about the problem
Understands dynamic relationships between homes and exterior coverings
Understands legal problems associated with EIFS
Who may or may not be qualified:
Installer for 5 years? Remember high percentage of homes are defective as a result of improper details
Attend manufacturer training? Will a half-day training class cover everything?
Person who advertises on the internet? Who are they?

20. EIFS
Summary
Would you personally buy an EIFS clad home? What if it was an acceptable system?
Could you afford to sell your home for $25,000 less than you paid two years ago?
Stigma attached to EIFS. Our guess: It will get worse before it gets better
If it is a non compliant installation chances are that there will be problems