I would like some help in identifying what type of stucco this is. I do not see this often, it’s very rare in this area. I believe it is a barrier EIFS system. The home is 30 years old. I could see very little what is behind the stucco to identify what insulation material it was but I did note insulation with a fiberglass mesh. No means of drainage was noted. Am I correct in thinking this is a barrier system? Thanks for any help. I did note some issues with the siding, lack of kick outs, elevated moisture in areas, cracks and repaired areas. I recommended a stucco (EIFS) specialist to further evaluate it and recommended some repairs.
It looks like Dryvit an EFIS system.
that’s what you need to do when you don’t know, any more is just speculation & could discredit your comments or report & the specialist should recommend the repairs not the HI
dryvit is a brand name they make other than eifs system products…see bold above
I recommend repairs on the obvious stuff like cracks and lack of caulking and kick out flashing. In the last pic of my original post you can see missing kickout flashing. That is where I noted elevated moisture readings and noted moisture staining on the subfloor in the basement. This is where further evaluation was recommended.
Check sill plates for moisture that is where I see damage with these systems.
Face barrier system.
Good choice, David! If you have to ask, disclaim it. Confirming proper installation requires the skill to visually identify each system and know its manufacturer’s installation recommendations, which means you have to first identify the manufacturer, and the particular product, and… manufacturer recommendations can change over time.
Huge liability if the entire system is improper. Stucco/EIFS inspection is best left to those who have had extensive, specialized training.
Dryvit is a Manufacturer like Whirlpool, GE, Hotpoint, etc. Do NOT tell someone they have DRYVIT unless you know for sure its the Dryvit brand or manufacturer.
Don’t try and focus on things like Barrier System, etc at this point … Concentrate on thinking more like …
By the way besides missing kickout flashing, I did not see a Horizontal Control joint on the Pic and the 1/2 round did not look like it was flashed and in my pic it looked like at the front stoop you may have stucco to concrete contact, etc
Thanks Dan for your help. I did not mention dryvit in the report. This is what I said in the report. I must of got some of it from you as it’s some of the same as you wrote. I’m sure a specialist would find/include more defects that I did not find.
"Repair/Replace, Specialist Evaluate, Conducive conditions - EIFS/Stucco
Possible Moisture Intrusion
Elevated moisture readings were noted in several areas around the home. Area at the front entrance below the roof wall intersection and areas around the chimney showed elevated moisture readings. Elevated moisture readings may indicate that water has worked itself behind the siding and into the interior of the wall cavity. Rot, deterioration and organic growth are likely to occur to the building material if the moisture intrusion is allowed to continue.
Moisture Stains (basement sub floor)
Evidence of leaking or moisture penetration was found at the sub floor under the corner near the front entrance. Possible causes for the moisture include water penetrating behind the stucco siding and making it’s way down the wall to the sub floor. Determining the exact cause of the moisture staining would require destructive inspection of the area that is beyond the scope of a home inspection. Recommend that a qualified contractor evaluate, determine the cause of the leak and repair as necessary.
** Damage, Cracks**
Cracks, deterioration and/or damage was found in one or more areas of the expanded foam insulation system (EIFS) siding. A qualified contractor who specializes in this material should evaluate and make repairs and/or replace siding as necessary.
Stucco De lamination
De lamination was noted in the surface of the Stucco system in the rear of the home at the garage house junction. The stucco material does not appear to be positively attached to the substrate beneath. I am unable to determine the cause during a home inspection, recommend evaluation by a qualified Stucco Inspector to determine exact cause and repair as necessary.
Some or all of the exterior finish appeared to be exterior insulation and finishing system (EIFS). This is a synthetic stucco that is prone to failure, especially in damp climates. Typically, cracks occur in the finish and allow moisture to penetrate the foam backing. This often produces fungal rot which causes structural damage to wooden wall structures behind the EIFS. It may also result in mold growth.
The client should understand that this is a visual inspection only. No destructive testing or probing is performed, and the inspector cannot determine the condition of materials inside or behind the EIFS finish. It is common practice for EIFS to be evaluated by a certified EIFS specialist, even when no obvious signs of deterioration or substandard installations are found. Due to issues with Stucco Systems throughout the nation and issues found with this siding installation during the inspection, I recommend that the system be checked and inspected prior to close by a certified stucco specialist to evaluate your stucco system; determine if the architectural details are correct; and test for the possibility of moisture intrusion. A special stucco inspection will determine if moisture intrusion has occurred and if all of the necessary architectural details are present."
"Repair/Replace, Specialist Evaluate - Stucco EIFS Detail
It does not appear that all of the accessory details were done correctly on the stucco / EIFS system. Because of the type of cladding system that stucco is, the initial signs of moisture entry may be hidden inside the wall cavities and not immediately visible. On stucco / EIFS systems, rot can work from the inside out, rather than working its way inward, such as on a house clad with wood siding. Some substandard details includes:
Kick Out Flashing
The stucco did NOT have an adequately sized or designed kick-out flashing at one or more locations. Standard building practice recommend the kick out flashing be 4 to 6 inches high. A properly sized diverter or kick-out flashing should be installed at the base of the side-wall flashing where needed, to prevent moisture infiltration and direct water flow properly into the gutter and away from the siding. A licensed stucco contractor can repair this where needed.
Caulk was missing in some areas. For example, above windows and/or at siding-trim junctions. A qualified person should repair or replace as necessary.
Flashing over the garage doors was substandard. Flashing pitched back toward siding. Leaks can occur as a result. Recommend that a qualified person repair, replace or install flashing as necessary, and per standard building practices."
I also included about 25 photos to go along with my concerns.
I did hear that they had two stucco contractors out to take a look and received quotes from $10, 000 to $20, 000 repairs. They did not get a stucco inspector but relied on stucco contractors to assess the siding.