There are two types of exterior stucco siding materials, hardcoat and EIFS (short for 'Exterior Insulated Finish System'). EIFS is the generic name for synthetic stucco (also commonly called 'Drivit' one of the manufacture names). EIFS looks like traditional stucco (hardcoat) but it's got a backing of insulation instead of several coats of cement. EIFS has several lawsuits and class-action lawsuits against it. But sometimes it doesn't deserve the bad reputation its been getting. Sometimes there are EIFS buildings that need a little maintenance, sometimes there is a little water damage, and sometimes real serious work needs to be done. There have been a few occasions that significant portions of the wall system had to be removed to rebuild the underlying structure, but that's not the norm.

Metrolina Inspection Services can perform a limited stucco inspection for both hardcoat as well as EIFS. However, and especially for EIFS, we recommend that you don't skimp a few hundred dollars on your investment of several hundreds of thousands.

Many homes "look fine," so people tend to believe what they see. But in this instance, beauty may only be 'skin deep.' If you consider that the visible coating is actually an acrylic plastic you'll realize that it always looks good no matter what's going on inside the wall behind it. This is why testing is so important. There are visual clues that may lead us to believe there are problems, such as de-lamination, cracking, etc.. Even though these areas usually require repair, they may or may not be caused by water. There is only one way to find out if water infiltration is occurring. Have your EIFS tested.

A house with bad details, or one that hasn't been maintained (yes, stucco needs maintenance) can have excessive moisture in less than 3 months. A few good rains are all that is needed for water to start to infiltrate the structure and start the downward spiral. Most of the problems with EIFS are now known, ever since the lawsuits in Wilmington, NC in 1996. Most EIFS installers learned from those experiences and either improved their product or demanded that the installers prove they know how to do the installation correctly. Most EIFS installations done during the last five years are significantly better than EIFS installed before 1997.

There are several different protocols for testing for water infiltration in EIFS. Be careful of the protocol described by EIMA. EIMA is the association of EIFS manufacturers. We feel that they have a biased interest in perpetuating the sale of EIFS products. They figure that if there are fewer problems found in EIFS throughout the country then maybe more people will want EIFS houses. The EIMA protocols cannot and do not mandate a detailed evaluation of the EIFS system. We recommend that you don't hire anyone that uses the EIMA protocols.

We look at the house, such as the overall design, the gutter and flashing details, control joints, and window details. However, quantifying the problem requires poking holes - sometimes dozens of holes -- in the EIFS cladding. (The holes are small and come in pairs) We insert a probe, which measures the percentage of water in the framing and/or sheathing. Moisture levels above 20% indicate problems that need to be corrected. (We patch the holes with color-coordinated caulk after the inspection.)

We use a combination of scanning and deep wall-probe moisture meters. A scanner cannot be used alone to determine water infiltration issues. An invasive probe meter is required to perform this test - don't believe anyone that tells you they can test without probing. Based on the current technology, that would be impossible. The wet areas are then probed for rot and actual moisture content, then mapped to meet the test protocols. By using a combination of moisture meters we can minimize the number of probes that are required. An average house may have 30 small holes. After they're filled, you'll be hard-pressed to find them unless we show them to you.

EIFS testing can be expensive. Most EIFS inspections cost between $750 - $1,000. It seems like a lot but consider the following:

• EIFS testing must demonstrate an understanding of not only the EIFS, but overall house construction as well. We'll tell you exactly how the house is put together and what is involved in locating and repairing the source of the water.
• EIFS testers must have the ability to make sound, cost-efficient recommendations that will work in the real world.
• Proper documentation that is understandable to the layperson is critical. It is also extremely time consuming. Technical reports must use excellent communications skills in order to keep the findings in proper perspective, yet honest and informative.
• EIFS testing equipment necessary to do the job correctly costs thousands of dollars.
• If there is water in the system, our clients expect us to find it and tell them what to do about it. This is meticulous, time-consuming work.
• A $750.00 EIFS test that ultimately saves the client tens of thousands of dollars is a much better value than a limited test in the neighborhood of $250.00 which gives only a little useful information.

We take EIFS very seriously, but we also don't presume that it's bad simply because it's installed. Each house has to be evaluated on its own merits. At Metrolina Inspection Services, we're looking out for you and your investment.

<< Back to Services