Originally Posted By: jonofrey This post was automatically imported from our archived forum.
jpope wrote:
"Exterior Insulated Finish Systems (EIFS) are documented to have a high failure rate. The integrity of the system cannot be determined by a visual inspection. Recommend contacting the manufacturer for a list of contractors specializing in EIFS for inspection and repairs."
Jeff, do you still stand by this?
I inspected an EIFS home today and the moisture meter readings (all around) were consistant with a baseline reading that I took under the protected front porch. Along with the moisture readings, no visual signs of moisture intrusion inside or outside.
I'm inclined to think that the product was installed correctly in this instance and there is no cause for concern. I don't think I would call it out for repairs just because it is EIFS. BUT, I want to CMA without causing great concern. I guess I'll work on some EIFS verbiage.
Originally Posted By: jonofrey This post was automatically imported from our archived forum.
jlybolt wrote:
Basically all building materials are capable of holding moisture behind the walls. 
That's a fair statement and I have included something like it in my EIFS verbiage. The problem specific to EIFS seems to be a stigma associated with litigation that may effect resale value regardless of whether or not the product is installed correctly.
Originally Posted By: tallen This post was automatically imported from our archived forum.
jonofrey wrote:
jlybolt wrote:
Basically all building materials are capable of holding moisture behind the walls. 
That's a fair statement and I have included something like it in my EIFS verbiage. The problem specific to EIFS seems to be a stigma associated with litigation that may effect resale value regardless of whether or not the product is installed correctly.
This is the problem John, it is very rare to see a quality install of EIFS on a residetial home. I would guess 98% of the time I find problems with EIFS, not because it is bad, but because it was installed incorrectly.
-- I have put the past behind me,
where , however, it now sits, making rude remarks.
Originally Posted By: jlybolt This post was automatically imported from our archived forum.
good point about EIFS being more prone to moisture problems
I guess what I was really trying to find out was if you guys also asking for hard coat stucco to be looked at by a specialist? I would think that many of the sealing guidelines would also be used with hard coat stucco and similar problems may arise.
Originally Posted By: dandersen This post was automatically imported from our archived forum.
Quote:
That's a fair statement and I have included something like it in my EIFS verbiage. The problem specific to EIFS seems to be a stigma associated with litigation that may effect resale value regardless of whether or not the product is installed correctly.
John, I stand behind you on this.
Like some other issues in the HI business, it's one of those jump on the band wagon things.
DRYVET was sued because they knew about problems with their installation procedure and didn't change it. Not because they made a bad product.
There is a short period of time where houses were built in accordance with the mfg spec. (which was wrong). These houses qualify to be repaired under the suit. However, those houses that aren't qualified are also being pulled in as well.
Any siding that is highly waterproof, will have the same problems as EIFS. We had the same problems in the 70's in New England with wood clapboards. The increased use of vapor barriers and Air Conditioning in conjunction with tight fitting siding caused the same issues as EIFS.
The problem with EIFS is that if water gets in, it may not get out.
Not all EIFS is created equal!
Just because it is used, does not warrant automatic "must be inspected" !
EIFS Inspectors will love the business though!
We are required to report the type of siding on the house.
We are required to report any damage indicators visible.
We are required to inspect other things, roof, flashing, trim, windows, doors, wall penetrations for vents and utilities... These all are associated in every case of EIFS failure. Not just improper installation.
So when you inspect EIFS, inspect it and report on it as you would any other siding material. You may want to advise following the mfg. inspection schedule as failure to do so may cause catastrophic damage to the house.
