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Exterior
Insulation and Finish Systems (EIFS) are multi-layered exterior
wall systems that are used on both commercial buildings and
homes. EIFS were introduced in the U.S. almost 30 years ago
and were first used on commercial buildings and then later
on homes. EIFS typically consist of an insulation board
made of polystyrene foam (which is secured to the exterior
wall surface with an adhesive and/or mechanical attachments),
a water-resistant base coat applied on top of the insulation
and reinforced with fiber glass mesh, and a finish coat typically
using acrylic co-polymer technology. This type of system
is often referred to as artificial stucco. |
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The potential
problem with EIFS is that moisture can get trapped behind
the highly water resistant material with no way out.
This can cause the framing to rot and foster the growth of
mold between the exterior
and interior walls. Damp and rotting wood is also a
prime target for subterranean termites. It should be
stated that the potential for these conditions exist with
any type of exterior siding product be it brick veneer, wood,
or vinyl siding. The potential for this condition with EIFS
however can be exacerbated by its superior water retention
characteristics. Once moisture gets in, regardless of
its origin, it usually has no escape.
The main locations
where water tends to infiltrate into the framing structure
of a building using an EIFS is around doors and windows, where
the roof connects to the EIFS (roof flashing), and below extended
exterior deck connections. Also, any moisture from within
the home trying to find a path out will likely be thwarted
by the EIFS.
The EIFS industry
has been plagued by individual and class action lawsuits (particularly
in humid climates). The public's confidence in the products
have been shaken to say the least. The lawsuits contend
that the problem is with the nature of the product and the
manufacturers contend that sloppy installation and poor maintenance
are the culprits.
Regardless of who is at fault,
its clear that homes with an EIFS require special scrutiny
during inspection. |
