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 make 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 fiberglass mesh, and a finish coat typically
using acrylic co-polymer technology. This type of system is often referred
to as artificial stucco.
The
Potential Problem with EIFS...
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 resistance. 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 class action, and individual 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 "right", its clear that
homes with EIFS require special scrutiny during inspection.
