EIFS Inspections

When installed properly, many EIFS systems perform well. However, EIFS is a very unforgiving product and even a small short-cut in installation methods and quality of components, can lead to big problems down the road. Problems that can include moisture infiltration, moisture accumulation in wall cavities, water leaks, wood rot and decay, metal corrosion, pest infiltration (including termite & carpenter ants), and mold.

What is EIFS?
Exterior Insulation and Finish Systems (EIFS) is an insulating, decorative, and protective finish system for exterior walls that can be installed on practically any type of commercial or residential construction. While giving the appearance of traditional stucco, EIFS is actually a multi-layered wall system that consists of separate components including insulation board, reinforcing fiber mesh, base coating, and a finish coating.

Why does EIFS have problems?
Deviation from industry standard installation guidelines is considered to be the largest reason for EIFS problems. Although there are other reasons, many of the problems associated with EIFS are related to improper or shoddy installation methods. Shortcuts deviating from proper installation practices are common and many EIFS installers have had no training in its installation.

Most major EIFS manufacturers have documented installation practices to be followed by those using their products. By not following the manufacturers’ installation guidelines the installers have not only constructed pathways for moisture infiltration but improper installation oftentimes can void the manufacturers’ warranty.

What types of problems can EIFS have?
The main problem occurring with EIFS is moisture infiltration. This is because EIFS relies on a perfect seal at the exterior surfaces. Since there is rarely a “perfect seal” in the real world, the system is predisposed to entrapment of moisture inside the system. Water can enter the system where seams and seals fail, where moisture migrates from inside the building, and where openings (windows, doors, etc.) are present.

Water infiltration is a big problem because the water trapped behind the EIFS cannot dry out quickly toward the outside of the building. And depending on the rest of the wall system design and installation, there may also be limited drying potential to the inside. Limited drying potential in combination with water leakage can lead to moisture buildup inside the wall, and eventually lead to mold growth and structural decay. Damage can be serious because the extent of the damage done is generally hidden from view until too late.

When do you need an EIFS inspection?
If you are buying a building with EIFS installed.
If you are thinking about litigation for EIFS Construction Defects.
If an EIFS clad building has a musty odor inside.
If the EIFS has stains on or around windows.
If there are cracks in the EIFS around windows.
If cracks have appeared in the EIFS on walls with no windows.
If you have a multi-story building with EIFS.
If you have water infiltration problems in an EIFS clad building.
If you have not had an EIFS maintenance inspection in the last year.

Why use a third party EIFS inspector?
Why not just use the company that installed the EIFS? Have them come back and inspect their own work …after all they do it for a living…so they should know if it they did it wrong. But, if they did it wrong and don’t realize its wrong – then what are they going to say?

By the time an installation issue is typically found the building has since been completed, the local building code officials have signed off, and the building is being used.

So when you know there is an issue with EIFS, or if think you may have one; why call someone who has already said there is not an issue.

What you need to think about is this: A lot of professional trades people have already seen the work and gave it their seal of approval including the EIFS installer, the general contractor, and local building inspectors…why do you want them to look at it again? Quite simply, you don’t.

To directly answer the question; you should use a third party inspector because they are not biased. An independent inspection company does not have a stake in the outcome of the inspection and simply reports the facts as they are observed.

EIFS Inspection Services
Our EIFS inspection services utilize the installation standards and inspection protocols developed by EIFS industry experts. These include the EIFS system manufacturers and the following organizations: the Exterior Design Institute (EDI), the Association of the Wall & Ceiling Industry (AWCI), the North Carolina EIFS Task Force, the Georgia Association of Home Inspectors (GAHI), and the EIFS Industry Member Association (EIMA).

EIFS inspections, depending on the purpose of the inspection and your needs, typically fall into one or both of the inspection categories listed below.

Visual Inspection
A visual EIFS inspection is focused on observing the installation and construction details of the EIFS installation, no moisture testing or invasive testing is performed for this evaluation. By examining the buildings EIFS installation we can determine if manufacturer’s installation details and best practices were used during construction. This not only identifies areas of poor quality workmanship but it can also identify areas of potential moisture infiltration.

In many cases water intrusion problems are not apparent from a visual inspection of the exterior. However, we have another level of inspection to detect moisture intrusion problems. A complete EIFS inspection of your building should include both a visual inspection and a EIFS Moisture Intrusion analysis.

EIFS Moisture Intrusion Analysis
The purpose of this inspection is to find out if there is excessive moisture content within the buildings shell. The visual inspection is supplemented with a combination of invasive and non-invasive testing to determine if a moisture issue exists, determine the location of any moisture problems, and determine the cause of the moisture. Specialized moisture detection equipment is also used to perform a systematic inspection of the buildings EIFS cladding and related components for moisture content, as well as to help identify the cause of any excessive moisture due to EIFS related problems.

Many factors may contribute to a component failure or water infiltration problem. During the course of the analysis we try to take into account the many individual factors that may contribute to an EIFS problem, water infiltration issue, or the potential for water infiltration.