EIFS Assistance Please

My first EIFS (DRYVIT) home…shouldn’t trims have a DRYVIT compatible sealant and closed cell backer rod? At least that’s what I’ve been reading… And, if so, would such an installation be evident from the exterior? The trim appears to be EIFS as well. Thanks very much.

Kalal House Pictures 033.jpg

Do you have some better photo’s?

Curt

Here’s a photo of a typical window.

Kalal House Pictures 042.jpg

http://www.nachi.org/forum/archive/index.php/t-938.html

http://www.exterior-design-inst.com/

Tim,

In a perfect world the trim on EIFS and a lot of stucco is glued on with the PB-PM material and maybe mechanically fastened onto the preexisting wall, basically an ornament.

As long as all the penetrations are properly flashed and backer rod sealant joints are present at the dissimilar contact points (EIFS to any other type of materials) all should be well.

[FONT=Verdana]For the best performance with EIFS systems many manufactures recommend that a low modulus sealant such as Dow 790 for EIFS to EIFS joints and Dow 795 as a perimeter seal around all windows, doors and other through wall penetrations and other dissimilar materials abutments. Alternative low modulus sealants shall have been tested in accordance with ASTM 1382, Test Method for Determining Tensile Adhesion Properties of Sealants When Used in (EIFS) Joints. [/FONT]

[FONT=Verdana]If you have not been specifically trained and have the testing equipment to fully evaluate EIFS I would recommend you refer these to a specialist whether you see problems or not. [/FONT]

[FONT=Verdana]This or similar is what I’ve sent to almost every inspector within a hundred miles of me, feel free to change it to suit your inspector and region:[/FONT]

[FONT=Verdana]**[FONT=Arial]Suggested EIFS/Stucco boilerplate for your reports: **
The subject property is clad with an Exterior Insulation and Finishing System (EIFS) also referred to as “artificial or synthetic stucco”
A Certified EIFS/Stucco Inspection is beyond the scope of this inspection.
Many EIFS/Stucco clad homes have had moisture intrusion related problems that can only be identified by a Certified EIFS Inspection.
This along with proper maintenance recommendations is imperative to identify, minimize, and or prevent these problems and avoid costly repairs.
“I/We advise having this specialized inspection performed prior to closing.”
[FONT=Verdana]Contact: Barry Adair at (214) 328-8331 for EIFS/Stucco Inspection appointment scheduling and further information http://www.adairinspection.com/EIFSInspection](http://www.adairinspection.com/EIFSInspection) or the vendor of your choice [/FONT][FONT=Verdana]http://www.awci.org/contractors/index.pl?zip=Texas&experience=EIFS [/FONT]

[FONT=Verdana]Team up with someone in your area that really knows EIFS, good luck.[/FONT][/FONT][/FONT]

Barry is right, as usual. If the home was done correctly (post 1998 usually better, but not always) your moisture readings should reflect it.

What was the Moisture readings around the penetrations?

I assume you mapped the home and used a Tramex Moisture meter.

Curt

Thank you Curt, Brian, & Barry! I really appreciate your input and sage advice.

I told the client that I was not a certified EIFS inspector, that I would be recommending one as a matter of course, and gave him the standard EIFS disclosures, information, and limits of liability before even contracting to inspect the home. After these disclosures and information, he “just wanted someone to put an eye on it.” So, I did and made additional recommendations for suspect/vulnerable areas. No elevated moisture readings were apparent.

And, thanks Barry for language suggestions; I used portions in my Report.

I hope you used all of it I could really use a paid vacation, when should I expect their call? :mrgreen:

Have Tools, Will Travel :wink: