EIFS advice please

inspected a house today with EFIS. My concern is there is no weep screen or any type of drainage at the bottom. Also there is no expansion joints. I’m not sure If expansion joints are even needed, but I’m pretty sure the drainage is an issue. How should I write this up?

I’m sorry , but you don’t know what you are looking at…

That’s why I’m here! Because I KNOW I don’t know what I’m looking at…

I think you mean EIFS

Exterior insulation and finish system (EIFS) is a general class of non-load bearing building cladding systems that provides exterior walls with an insulated, water-resistant, finished surface in an integrated composite material system.

Yes, I did misspell it. Ha. I know what is it, and it’s basic components. I also know it’s major flaw was not allowing water back out if it ever got inside… My concern with this house is the lack of drainage… I admit I don’t know much about the stuff… Just looking for advise.

How old is the home?

Built in 96

If the home was built before 2000, there are other issues.

Should I just write it up as “further evaluation needed by a qualified Contractor” .

So it is PBEIFS system which is now called a barrier or face-sealed EIFS which was designed to shed every drop of water on the exterior face. That is why these systems had problems. Nowadays it would have a weather-resistant barrier that would direct the water to the bottom of the wall and out through a weep mechanism.

Here is your narrative:

“Appears to be an older EIFS system that does not have drainage. Recommend further investigation by an expert.”

Is the caulk in good shape around the windows and is there diverter or kickout flashing? Lots of problem areas you should look for. Take InterNACHI’s free, online Stucco/EIFS inspection course: https://www.nachi.org/stucco-eifs.htm

I actually have already taken about 7 hours of that course… Was very helpful and full of good info. There is no kick out flashing and the caulk is in poor condition. Thanks for the advice! That’s what I was looking for.

Look in the basement at the sill area (may have to remove insulation) where the kick-out flashing is missing. 9 out of 10 times I find damage there as a result of water entering the wall.

  • **For The Record: ** A Polymeric coating is a wall covering that is prone to moisture entrapment within the building envelope(deterioration of internal components because of infiltration and/or condensation) that causes hidden damage to houses. This inspection includes a limited evaluation of the visible condition of the cladding in accordance with our contract requirements. We recommend that you contact an EIFS/stucco expert to perform a full inspection of the cladding, including invasive inspection for moisture and hidden damage. The coating should be examined regularly, and repaired as soon as any damage is detected.

Good narrative Marcel. Thanks.