Face Sealed EIFS

The bottom edges of this EIFS are sealed with a vinyl strip or a finish coat. This is in Mississippi so I’m thinking moisture is going to find its way in and it needs to be drainable. I’m planning to call it a defect but this is the first time I’ve run across it here so would like some feedback.

eifs sealed.jpg

not a defect if that’s a barrier system
barrier systems weren’t designed nor have the required components for drainage
that’s why they’re called barrier…stop water at the outside surface before it enters the wall envelope

the vinyl starter J bead is used in lieu of back wrapping the wall termination at the foundation for a cleaner line and is more impact resistant to damage from landscape equipment

drainage systems
require water resistive barrier (WRB) between the sheathing/substrate & foam insulation that can’t be determined by that photo

I believe it is a barrier system. My main question is if a barrier system is suitable for this climate. There were damaged areas so moisture is getting in. If the moisture has no where to go there will be issues with mold especially with this climate.

Exactly why barrier method is no longer allowed for residential in many places.
Check the local codes.

Here is a fast read that mentions states with issues.

DFW & Jackson aren’t much dif climate wise
i see plenty of both systems & the “new” drainage are just as bad as the old barrier due to the current stock of crapsmen being allowed to install any building materials

believing and knowing are worlds apart

if you’re not sure know how to identify the difference a between barrier & drainage system & perform an eifs specialist inspection advise them to get 1

Bob please name a state that doesn’t have eifs issues

No sh-t…:slight_smile:

I never call anything out that is not experiencing an issue and I can’t document.

Whoever designed and built the building is responsible for this. Not me.

I am there to find significant defects in the installation.

Just my perspective.

How do you justify telling someone to tear down a wall because you don’t agree with the architect?

We are not here to predict future loss.
If so, them poor Real Estate Agents would never sell a house around here.

I have the same issue in a condo in St Pete, FL. Went to look at a condo unit for a friend. The building complex had flooded a few years ago, and the assn hired a company to seal the bottom of the exterior walls. Now, this 1st floor unit has moisture throughout. I can’t determine the type of EIFS… the maintenance guy said the wall has metal stud framing, and a fiberglass layer, but didn’t remember any type of vapor barrier. The condo has moisture in all interior walls. I think it may be coming in through the exterior finish. I’ve recommended the condo assn call in a specialist for the EIFS.

your situation sounds like it’s possibly reverse damage from what is commonly expected with eifs

old AWCI article still rings true if not truer with today’s assemblies

Like Barry said …

It looks like a typical system finish out of bottom of EIFS wall. Used very extensively around the midwest (Kansas City area) instead of backwrapping the foam. Seldom if ever seen on anything over 3/4" thick. That in itself is no a problem … Yesterday we looked at an EIFS system like this and it looked great on the outside to an untrained eye. The ASHI home inspector (10 yr veteran HI) had told the buyers it had a couple of “dings” that needed sealant; a little wood rot at 3 windows; had a couple of minor cracks in stucco surface that need sealing; and looked better than most stucco houses he see’s.

Our report is attached.