So I inspected this 1 year old house the other day. The builder installed foam shaped moldings around each entrance. The issue I’m having is the installer didn’t seal the bottom edge of these moldings. Meaning I can reach under and feel foam with no stucco.
Should I report this? Did the builder miss a step? Is this good as it sits today?
Back wrapping is important. Look additionally for the trim.
The two main purposes of backwrapping are:
- To ensure the edges of insulation boards will be protected
- To ensure the entire edge of the insulation system will be well adhered.
Here are installation instructions.
See page 10 & 11:
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Good stuff Larry, thanks for sharing.
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What type of EFIS? Drainage or Barrier? Looks like barrier.
Moldings belong on fenestrations.
From my view:
1: overall poor EFIS clearance.
2: Gaps. The lower threshold component was not finished and made water tight.
3:
Unfinished trim.
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I concur. Thanks!!!
PS: Larry’s The Best!
Hi Larry, I’m back at this one again. I have a builder now complaining that they can’t repair these foam forms. I shared with them the StoTherm installation instructions that you provided, but they still don’t get it. Do you know of any resources I can provide to them on how to install this backwrap or patch the foam form? Thank you in advance.
What did your report say exactly?
I’ve been using this narritive, “Observed missing or defective backwrapping, on the bottom side of trim pieces, located at entrances. Recommend repairs where needed, to complete backwrapping/edging at foam forms, along with prep & paint to match paint and texture surfaces.”
I’m considering hitting a little harder by using this one now instead, “Observed missing or defective backwrapping, on the bottom side of trim pieces, located at entrances. The purpose of backwrapping are: 1) To ensure the edges of insulation boards will be protected, and 2) To ensure the entire edge of the insulation system will be well adhered. Recommend repairs where needed, to complete backwrapping at foam forms. This may require patching or replacing portions of the foam foam where damaged.”
I am interested in Larry’s input. But, generally in my narratives I describe the defect and why it is a problem or potential consequence.
So what is your concern? Moisture wicking? Loss of adhesion? Water penetration?
Now you can narrate accordingly.
Observed missing or defective back wrapping on the bottom side of trim pieces, located at entrances. This may cause further damage, including moisture wicking and loss of adhesion along the unfinished edges. Recommend correction by a qualified EIFS contractor.
Those problems belong to someone else.
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I totally agree with you here. I guess my issue is I’ve been getting a LOT of business by word of mouth within this community. Now this builder is telling my previous customers that they won’t fix these issues, it seems like they don’t know how to properly fix them. I was able to find the manufacturers recommendation to fix this backwrapping issue. Other problems like the window seal they are calling it “cosmetic”, which blows my mind! The builder also told me that I’m “not supposed to open subpanels”. I couldn’t find any regulation in California preventing me from opening subpanels either.
I really want to help this community, to keep getting business with them. But as this builder is telling me I’m not a licensed contractor and my findings are just my opinion, I’m afraid I might lose business within this new home buyer community. Which honestly doesn’t bother me, as I’m certified here, I was even a building inspector for the state of CA before, so I know my way around the California building code. I also understand that I don’t have to use building code in my reports, and I’d rather not get that detailed if I can avoid it. Unless maybe I should? I can. But should I?
Also as a professional courtesy I would like to tell this guy how to fix these issues, so that my customers can get these repairs done correctly.
I hope what I said was clear. Here’s the StoTherm backwrapping repair details.
DTL_72.50 New Backwrap.pdf (713.5 KB)
Of course they are your opinion. His JOB is to discredit you.
But your narrative and supporting documentation is for the buyer. Your credibility lies there. Pissing matches with builders will lower your rank, not increase it.
Produce competent reports and be able to back them up as you did. Show it to your client and get off the phone with the builder unless he is seriously attempting to improve his product.
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Thank you, I guess I’ll provide detail to my clients only. Good call brother.
Nice… And here’s his narrative to go along with it…
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Typically, I don’t like to tell someone how to fix something. And for that reason recommend a qualified professional do any recommended repair.
You did well in this instance with sharing how the manufacturer recommends repairing the repair/fix with the PDF.
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This seems to be a strategy employed by some builders, take “your opinion” out of the equation as much as possible by providing solid references:
(image taken from Larry’s link in first reply above.
One of the favorite “excuses” around here is “it passed code”, sounds like you’re ready to provide those references if needed too. Good luck.
You go back 2 yeas t a post dated 2024 Sept, and flood the zone with over pasting illustrations…Lol
You are delusional. Ha ha ha.
A very disturbed person. RDS Robert Derangement Syndrome.