What Is EIFS?

EDI CERTIFIED

EIFS is an acronym for Exterior Insulation and Finish System. An EIFS typically consists of five basic components.

• Insulation board, made of polystyrene or polyisocyanurate foam which is attached to a substrate with a specially formulated adhesive and/or mechanical attachment
• Glass fiber reinforcing mesh
• A durable water resistant base coat, that is applied on top of the insulation and mesh that functions as a weather barrier
• An attractive and durable finish coat that should be colorfast and crack-resistant.

Why Should EIFS Be Inspected?

EIFS and other forms of cladding do not normally fail. That is to say, water does not penetrate directly through the surface of the cladding. It penetrates the building envelope. The envelope includes secondary moisture barriers such as felt paper and Tyvek, flashing, and the primary moisture barrier which includes windows, doors, cladding and sealants. Often the problem of moisture intrusion occurs when windows and other important areas are not flashed properly and leak at the lower corners. When kick out or diverter flashings are not properly installed at roof/wall intersections, roof run off is allowed to enter behind the cladding. Moisture also enters where penetrations and decks are not properly flashed. If those conditions did not exist, typically there would be no water intrusion. Unfortunately, these important envelope components are often not properly installed or finished.

Many general contractors rely heavily on their subcontractors to install the cladding components according to manufacturer specifications. Many subcontractors are not properly trained on proper installation standards, particularly pertaining to clearances, flashings, and sealants. Therefore, water intrusion occurs, and the resulting moisture intrusion and deterioration is not visible and can not be detected without a proper inspection.

Not only is proper installation the key, but proper routine maintenance is also very important. Having an existing EIFS home periodically inspected for failure or the breakdown of its components is a must.

Because many times the symptoms of failures in the installation of EIFS are not visible, it is important to have an EIFS home properly inspected by a well trained inspector with sophisticated equipment. Symptoms lead to causes, and the causes are what must be treated. Don’t waste your time treating the symptom, it will just mask the root cause and could lead to more severe problems. If you own an EIFS home, don’t panic. Have your home inspected routinely for failures, and the results of failures, in the EIFS components. If you plan to sell your EIFS home, get it inspected prior to putting it on the market. If you plan to buy an EIFS home, require an inspection as a condition of purchase.

Our inspectors have completed over 50 hours of training with the Exterior Design Institute. We have the sophisticated moisture and deterioration detection equipment required to perform a very thorough inspection of an EIFS clad home.

As always, we will provide a comprehensive color report after each inspection pointing out installation flaws and moisture readings in effected areas.