All American Home Services

STUCCO & EIFS INSPECTIONS

What is going on?

Since 1984, manufacturers of EIFS (Exterior Insulation & Finish System), commonly referred to as synthetic stucco, have published installation guidelines to be followed when used on residential construction to ensure the proper performance of these systems. I have inspected over 1,000 "stucco" homes in the greater Atlanta area as well as throughout the Southeast and have found numerous problems due to improper installation practices. Most problems are easily corrected but some, however, are severe and can be very costly to correct. The problems can result in moisture intrusion and termite infestation that contributes to rotted windows and doors and , in some cases, structural damage. I am a Certified Third Party EIFS and Stucco Inspector and Moisture Analyst through the Exterior Design Institute. E.D.I. is a non-profit organization developed to provide training and certification nationally in order to promote quality control in the industry. You should NOT have the person that will profit from performing the repairs also do the inspection. There are many class action lawsuits and private lawsuits taking place due to the damage done to these homes.

What's the difference between stucco and synthetic stucco?

Traditional hard coat stucco is a hard cement-like cladding applied to the exterior of the home. Hard coat systems can utilize an insulator board but always are required to have a horizontally lapped moisture barrier (typically felt paper) between the stucco and the structural materials. There is also a requirement for horizontal and vertical control joints to minimize cracking. Due to its hardness, it is subject to excessive cracking when proper installation features are not present. A "weep screed" is required at the junction of the framing and the foundation to allow moisture to exit to atmosphere.

EIFS (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 hard 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.

What should be done?

The first step is to have All-American Home Services, Inc. perform a thorough inspection of your stucco or EIFS cladding.

Hard coat systems are inspected for adherence to local building codes as well as ASTM and industry installation standards. As part of the inspection, areas that are suspected of having moisture intrusion are probed and the moisture content is measured in that location. Often, EIFS trim is used around windows and doors, and if not installed properly, contributes to rot in those areas.

The EIFS is inspected to installation specifications published by EIMA (EIFS Industry Members Association) which was established in 1981 by the major manufacturers of EIFS systems to provide quality control in the EIFS industry through installation specifications. Additionally, all accessible penetrations such as windows and doors, as well as roof terminations and attachments, will be measured for moisture using surface and probe style meters to determine the amount of moisture in the walls.

Pest control companies are requiring that both cladding systems be cut up above grade due to the ability of termites to enter the structure undetected through the insulator board and bypass the pest control chemicals.

In both cases, digital pictures are taken of improper or missing details and displayed in a professional, computer generated report with the specification drawing and detail locations of the problems.

What happens next?

As part of your inspection, you will be provided with two copies of the inspection report and three copies of a scope of work intended to identify and quantify any repairs necessary. The scope of work will suggest repair techniques that are appropriate for the situation and are endorsed by the manufacturers of the product as well as the National Association of Home Builders. I can recommend contractors who can perform the repairs properly and also provide a renewable, transferable moisture warranty on your home that actually protects you against damage. I have no affiliation with these contractors but they have provided quality service to my clients and I am comfortable referring you to them. You want to be sure that an objective inspection was performed and that you are only paying for necessary repairs and that it will be in compliance with manufacturers specifications.

If your home is less than 6 years old and you are the original owner, you should send a copy of the report to your builder. It is in everyone's interests that you and your builder work together to correct any deficiencies. Unfortunately, builders don't always repond positively. In those cases, I provide litigation support to my clients and will refer you to a successful attorney who will review your case and advise you as to your options and strategies.

It is important that you call now. Ignoring your condition will not make it better or go away.

All American Home Services
2912 Melton Ct
Lilburn, GA 30047

770-978-4610 phone
INSPECTATL@aol.com