The Perils of EIFS

Two recent inspections, one in Orofino, Idaho, the other in Vancouver, Washington, highlight the need for high quality inspections with an sharp eye for anomalies.

EIFS Siding 

Each had EIFS siding. For those that are not fully up to speed on siding materials, EIFS, which stands for Exterior Insulation Finishing System, is a siding that uses insulated panels with a base coat and textured finish coat. It’s commonly, and mistakenly, called synthetic stucco.

Early EIFS products suffered from substantial issues that led to mold and rot. Newer system, since about 2000, are EIFS with Drainage to prevent those problems from occurring.

Unfortunately, all siding materials are as good as their installers and at the mercy of those charged with maintaining the siding.

Here, in our first example on a relatively new building, is EIFS that, at first glance, appears to be in relatively good condition. It was only when I investigated closely that the extent of the problem became clear.

Rust showing underlying damage from poor maintenance on EIFS

One closer inspection, it became clear that water was getting behind the wall cladding. More critically, there were rust marks on the finish coat that suggest the underlying materials are being damaged. While poor installation practices often lead to these types of problems, this appears to be more related to the maintenance of the cladding. The surface had extensive cracking which is not unusual. However, the cracks should be sealed to prevent water intrusion. In this case, it didn’t appear that the siding had ever had maintenance performed.

This comes under the heading of self-inflicted problems of the sort that I am sure the seller now regrets.

My recommendation for this building was to consult with an EIFS siding specialist. They have the tools and training to more thoroughly assess the siding. With luck, on this building, they will not need to perform invasive testing.

Bulging EIFS

The second building was of the same approximate vintage. This building showed issues of much greater concern. The EIFS was bulging in multiple areas and the placement of the insulated foam board was clearly visible as a checkerboard pattern.

This siding was on the exterior wall of a commercial kitchen. Kitchens are notorious for the volume of water vapor they produce. In this case, it appears that some of the water vapor has managed to get into the wall assemblies.

This appears to be less of a maintenance issue and more likely very poor installation by contractors who were not familiar with good practices regarding the EIFS. This was a much easier call to make as the issues are obvious, but still requires your commercial inspector to actually look at the siding and not take anything for granted.

Again, I referred this out but, unlike the first example, I think the EIFS inspector will need to do quite a bit of invasive testing and that much of the wall cladding will need replacement.

All in all, not great news for either the buyer or the seller.