Understanding EIFS: A Guide For Homeowners And Homebuyers
The History of EIFS
EIFS was developed in Europe during the 1950s and introduced in the United States by the late 1960s. The energy-efficiency of the EIFS was a major factor in its popularity during the oil crises in the 1970s. EIFS was initially used for commercial buildings but slowly found its way to residential construction. In the late 1990s, EIFS became a popular cladding choice in North America.
The industry suffered a setback in the mid-1990s, when moisture intrusion issues were discovered in Wilmington, North Carolina. Inadequate construction and installation practices led to major damage. This resulted in class actions and the push for improved standards and training.
What is EIFS?
EIFS is an exterior wall system with multiple layers that provide insulation and a durable finish. It is made up of:
- Insulation board: This board is typically made from polystyrene and attached to exterior walls.
- Base coat: This is a thick layer of basecoat that is applied over the insulation. It has fiber mesh reinforcement for extra strength.
- Finish coat: The outermost coating that gives the desired texture and look.
EIFS or Stucco?
EIFS can also be referred to by the term “synthetic plaster” and it appears very similar at first glance. EIFS is more energy efficient than traditional stucco because it includes an insulation foam layer.
EIFS: Benefits
EIFS is a system that offers many advantages.
- Energy Efficiency: EIFS reduces air infiltration and energy costs.
- Flexibility in design: EIFS is available in a variety of colors, textures and styles.
- Lightweight: EIFS is not a structural component and does not add weight to the structure of a building.
EIFS: Common problems
- Moisture Intrusion:
- Windows and Doors, Electrical Outlets: These interruptions or penetrations of the wall cladding material are common entry points for moisture (true in any wall cladding/ siding material but especially true for EIFS).
- Roof Flashings and Deck Flashings: An improper installation can cause leaks.
- Below grade Installation: Foam board placed below the ground can lead to pest infestations and rot.
- Improper Installation:
- Sealing and Flashing: Failure properly to flash and seal openings may result in water damage.
- Lacking Secondary Weather Barrier: Many homes built before 1997 do not have a secondary weather barrier. This makes them more vulnerable to moisture problems. Water that gets behind the primary weather barrier (the finishing layer) has no escape route. Over time, this can cause extensive water damage.
- Hidden Damage:
- Hidden Leaks: Water damage is often hidden behind the cladding and only becomes apparent after it has caused significant damage.
EIFS Problems: Common causes
EIFS issues are caused by a number of factors:
1. Waterproofing Misconceptions:
Home can’t be completely waterproof. Early barrier-style EIFS installations depended on the exterior finish as the only waterproof barrier. This was and still is unrealistic. Even the best caulking eventually fails, allowing water in.
2. Inadequate Inspections and Enforcement:
Many installations are not properly inspected, resulting in deviations from the industry standards.
3. Guidelines for Evolving:
Construction industry has been slow in adopting new installation guidelines.
4. Training is not Enough:
It is possible that the installers are not properly trained, resulting in incorrect installation.
5. Installations by other sub-contractors are dependent on the correct installation:
EIFS is not forgiving, especially in barrier systems (where there is no drainage plan behind the insulation). EIFS installers are typically not responsible for the installation of the water-resistant barrier (WRB) around wall penetrations. windows, outlets). Other related components are important (windows and doors, flashings etc.). For an effective EIFS installation, it is important that other components (windows, doors and flashings) have been installed correctly.
Tips for Homebuyers and Homeowners
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- A qualified inspector should examine the EIFS, particularly if your home was constructed before 1997.
Maintenance
- Maintain caulking around doors, windows and other openings.
- Make sure that the drainage system around the foundation is properly designed to prevent water from getting into the EIFS.
Proper installation
- Experienced and certified EIFS installers are available.
- Be sure to follow all details of flashing and sealing.
Hidden damage
- Moisture problems can be hidden for many years. Early detection and repair will prevent extensive damage.
Conclusion
EIFS offers significant energy savings and design flexibility. However, it is not without its challenges. It requires careful installation and basic water management maintenance. Consulting a professional, such as a Home Inspector in Punta Gorda, can help identify potential issues early. Understanding the problems that could arise and taking steps to prevent them will allow homeowners and homebuyers to enjoy the benefits of EIFS and minimize the risks.
Homeowners can get more information by contacting the EIFS Industry Members Association, or they can consult an EIFS inspector. These steps will help to ensure that the EIFS-clad house you have built is a long-lasting and beautiful investment.
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