I found this on a home today with EIFS. The dark areas are obvbiously suspect. I checked with a Protimeter Aquant scanning meter and moisture was clearly elevated at these location compared to known dry areas. If this were stucco it would be a no-brainer for me but EIFS I’m not too sure about. What do you think?
And now I will too 
Unfortunately I need to make a call on this as I’m writing a report. I think I may have enough information to at least recommend further evaluation.
What type system PB PM drainage or 1st generation?
Why the .85 emissivity?
Did you also use a Wet Wall Detector and probe these areas by any chance?
When was the last rainfall?
Had the irrigation system been run within 24 hours?
What was the dew point?
More questions than answers from me but I specialize in EIFS and would have to factually document all of these and more variables to determine what was going on for conclusive reporting.
You may want to refer this to an EIFS specialist…or come to the INACHI EIFS/Stucco course in Denver 12-15,16-2008
also looks like the terminated below grade a real NO NO
hth
Barry,
Exactly! All questions that need to be asked and answered. These questions and protocols would be taught at an EIFS/Stucco certification course.
The emissivity shouldn’t matter just to evaluate the patterns from what I’ve been taught. Is this correct?
No wet wall detector.
Irrigation system was enabled but the heads along this wall were clogged except for 1. No rain within last few days. From what I understand, the Protimeter ignores surface moisture.
Don’t know the dew point but temp was approximately 60 degrees with 65-70 RH
Its not the type of EIFS with drainage and it’s not really below grade…they just had mulch pushed up against the house a little too high.
C’mon now…a vacation would be nice but I’m busy.
Are you punching holes in EIFS?
How do you patch it back up?
Yes, Caulk
I’m smack dab in the middle of my best December on record…but am taking advantage of this great opprotunity…and have some plans to use the studio examples and info gleaned to make the last half of this career better than the first half
I try to set E as close to subject materials as possible
If you don’t have a hygrometer with wet bulb use a calculator many available online
Repeat if you’re not sure REFER!
gone to suppercheck back later…
hth
I used to set E precisely but since apparent temperature is acceptable for moisture evaluation I don’t do it as often any more. I’ve found that it doesn’t make any noticeable difference whn solely evaluating patterns.
I’m just going to refer it for further evaluation. The owner is a builder so I’m sure he knows someone that can check it out for him.
Finger food so I’m back but one handed
The Surveymaster Protimeter I have will read surface moisture to an extent, I’d understand and check your equipment out very thoroughly before I’d base report statements upon it.
I always check/calibrate the night before and recheck once onsite.
Tools, any tools are only as good as the operator and the results can and will vary dramatically with time of day and weather when it comes to exterior IR, especially EIFS due to the underlying insulation
Also real EIFS is 3/4" minimum foam thickness with 1/8"~3/8" base+finish coats this is beyond the depth measurement of my Protimeter without probes and would yield inconclusive results thus the usage of a Tramex wet wall detector to go as deep as 4"
hth
I know my tools well but I agree… I don’t feel that I have enough evidence to say anytnig conclusive. I don’t believe that IR data and a moisture meter is enough. This is one of those times when saying next to nothing is the best thing to say.
What has me concerned about this the most is that I have a great Delta T…the framing is clearly visible. Its rare that I can see framing behind stucco unless conditions are just right.
I believe this to be a wrong assumtion on your part…reread above comments by myself and others
good luck and cya
I think you misunderstood me. I know my tools meaning that my moisture meter its a very shallow scanner…I know its not appropriate for this application. Im going to say *something…*just not much beyond further evaluation.
David -
I’ve been doing EIFS / Stucco testing since 1995. I have only seen 1 EIFS clad house in that time without problems.
Most of the times if I follow another inspector, the issues are present, he just didn’t know what to look for.
Right now I’m doing a 5 year old house that will require complete stripping to fix. A HUGE problem with EIFS is so much of the damage is NVI.
Refer it to an EIFS inspector and get yourself out of there.
I don’t do many EIFS inspections because most of the Realtors tell their clients “get yourself out of here”! 
your moisture meter is not a match for EIFS or Stucco. It only reads a max of 3/4 of inch.
I would call it out if for no other reason than CYA. Refer it to a EDI certified EIF/Stucco inspector