Hi David
I see this type of damage all the time, it’s quite common. The biggest concern would be water intrusion that may not be noticed until it’s too late.
EIFS, also known as “Synthetic Stucco” is damaged at **** and repair is needed to prevent possible water intrusion. Repair to [FONT=Comic Sans MS]synthetic stucco should be performed by a qualified licensed contractor well-versed in the use, maintenance, and application of EIFS.[/FONT]
There are three layers to EIFS Inner Layer Foam insulation board that’s secured to the exterior wall surface, often with adhesive. Middle Layer A polymer and cement base coat that’s applied to the top of the insulation, then reinforced with glass fiber mesh. Exterior Layer A textured finish coat.
EFIS is considered; thin synthetic coatings
Several systems.
**1.) EIFS with drainage
2.) Water management.
3.) **water-resistive barrier
Look at flashing, a drainage cavity, etc.
EIFS systems have been the subject of several lawsuits.
I make note of class action suites in my report when I can.
It is gaining in popularity in Montreal.
Climate and energy saving.
Nick’s link and InterNACHI education on the subject are geart. I have done it twice.
Good luck!!
Water and RH may be entering the masonry system.
The brick veneer faces are covered with effervescence. Mineral salts.
In my opinion the brick top course was not sealed with a concrete cap, or the capping is EFIS and failed.
Gravity will carry the RH throughout that rectangular sand or concrete brick element.
The staining is from trapped moisture inside the masonry.
It is hard to tell if that cap is concrete or part of the EFIS system.
1.) If the is concrete with no capillary break it will effect the brick.
2.) Those are ***raker style *** pointing or masonry tuck.
It is banned in Quebec sense 1982.
It exposes the bricks( lead face ) edge.
Most masonry or concrete brick’s lead face, the 1/16 of an inch that is used for the esthetic is the water shield.
A brick face to exposed will absorb water.
That is why there are so many styles of pointing or tuck.
I would recommend having that pillar repointed
I would recommend a capillary break cut in the concrete if it is concrete.
If not, a flashing at the last course bedding can be cut in. Like step flashing on a masonry chimney.
You can have the staining removed by a professional.
Go ahead and defer to an EIFS specialist as all these gentlemen from out of state and Canada are telling you to.
Very few if ANY builders in California use EIFS there is some in Irvine and some in Carlsbad. I see what is in the picture very often. It is a decrotive foam trim that is attached to the top of the veneer and covered with stucco color coat. It is the same as the decrotive trim around the windows on most newer homes here in California.
But hey I only live and work in California so these guys from Texas and Canada can guide you.
Refer to the EIFS specialist but be ready to get your checkbook out and give a refund or pay for the specialist when it come back to foam trim
Damaged trim, trim atop the veneer is damaged. Repairs required to stop any possible moisture intrusion into concealed spaces
Yes, that is my software web site. As I not only do inspections full time and have been for many years but I also produce software form sets for one of the largest and best inspection software companies there is.
Funny how you think all knowledge revolves around a web site. So you are willing to let David get a possible black eye and make an incorrect referral because you looked at the site I have listed here and it refers to software?
I thought this forum was here to help others? Also funny how people around here go and kick their teddy bears when people point out they are wrong in the calls they made.
Who is Charles Lambert? I have no idea. Perhaps I’ll go look at his website. Oh my! He sells forms! I think I’ll trust the “Inspector from Texas”. At least he is a fellow inspector, and not some vendor who’s probably only here to sell me stuff!
Nope… when I’m looking for inspector information, I’m not going to piddle away time on a software site searching for what I would not expect to find there, for more than the 10 seconds I took to scan your landing page. And I’m certainly not gonna give that site anymore of my ‘juice’ other than the click to get there.
MR. Lambert.
Your observations are astute and sagacious.
Yes it is a great Message Board when emotions are under control and no need for an apology.
I use to act out.
Lesson learned.