When purchasing a home that has stucco siding, it is important to identify what type of stucco siding is installed. One type of synthetic stucco system that has many problems associated with is it EIFS stucco siding (EIFS stands for “Exterior Insulation Finishing System”). One way to determine if the stucco siding is EIFS is to knock on the siding, or push up against it. If the siding makes a hollow type of sound, or if the surface deflects when pushed upon, it could be EIFS.
EIFS stucco consists of multiple layers of material that form panels that are fastened to the building frame. The layers include an outside finish layer, which is the stucco cementitious layer, and then several other layers that usually include a reinforcing mesh, and a foam insulation panel. The benefits of EIFS panel siding is that there is an insulating layer that can add R-value to the exterior wall assemblies, and the material is lighter and less labor intensive to install.
Although EIFS siding has some benefits, there are some potential major concerns associated with this type of siding. In cases where EIFS siding was not installed properly, water intrusion issues could lead to significant mold and structural decay issues to the building siding sheathing and framing. In many cases, the damage cannot be seen from the outside or interior of the building until the damage is so severe that the siding becomes detached, or mold migrates into the interior of the building. At this point repairs may include major structural replacement of damaged wall and floor structures, and replacement of interior and exterior coverings. These repairs can be very expensive and may impact the livability and value of the home.
Some common problems with EIFS siding that can lead to significant damage include:
- Improper attachment to the building frame
- Lack of or inadequate moisture barriers behind the paneling
- Inadequate or missing drainage/ventilation channels
- Lack of proper weep screed and drainage outlets
- Lack of proper waterproofing membranes or flashing at window and door penetrations
- Cracking and damage to the paneling
- Water intrusion issues
If a home that you are looking to buy has EIFS panel siding, your general home inspector might recommend further evaluation by a licensed professional, either a contractor or inspector, that specializes in stucco and EIFS siding inspections.
Check out this video for more information regarding EIFS siding problems.