Stucco and/or EIFS – A Review
Why Is There More To Discuss?
I have just recently had an experience with a consumer asking my opinion regarding a home that is under-contract with the inspector having identified 16 major cracks in the synthetic stucco membrane. They elected to not be represented for this transaction so my only advice was to refer them to a qualified EIFS inspector. What I wanted to say was “Move on to another home. There is just too much risk”. That last comment is a bit of a departure from my advice over the past few years and is the result of the problem of synthetic stucco exteriors growing, not shrinking.
Let’s First Define The Products - Stucco - EIFS – Hard Coat
Traditional stucco is a cement based product that has been used for centuries. It is applied over wire mesh in two or three layers with a waterproof membrane installed first to protect the house framing. Cement stucco itself is not waterproof and “breathes” so that moisture that may penetrate has an opportunity to escape and the waterproof membrane prevents moisture from getting to the wood framing members.
The history of synthetic stucco is much shorter. It was first used in Europe post WWII and was primarily applied to their typically masonry buildings as a repair and update. While there is some cement in the product it also has epoxies which provide some flexibility but which also render it waterproof. That was not a problem with application over a masonry structure.
When it began to be used in the United States in the 50’s and 60’s, builders saw it as a less expensive alternative to traditional stucco. As energy conservation took root, the ability to apply it over a foam insulating panel became attractive. With the foam insulation underneath, the “system” became known as “exterior insulating and finish system” (EIFS). Synthetic stucco installed without the insulating sheets is sometimes referred to as “hard coat” but this can also be used to reference cement stucco. Be sure you know which. There is a difference.
The BIG Problem With Synthetic Stucco
In short, it does not allow moisture that gets behind it to escape. Unlike cement stucco, synthetics must adhere to the structure and therefor a waterproof membrane cannot be applied. I thought for some time that the application without the foam board was acceptable. The more I read and see, the more I am convinced that it is problematic either way.
The result of the trapped moisture is usually mold growth. If caught early it can be mitagated. If not, it can grow into “black mold” which can affect the health of occupants.
In the perfect world, the synthetic material would be installed in strict accordance with manufacturers recommendations and then MAINTAINED in accordance with those same recommendations by the home owner. There would be no problems. Listen, I have seen hundreds of these homes and have seen only a very few that were installed and maintained correctly. The installers take shortcuts or use poorly trained workers, the general contractor trusts the sub contractor and/or does not become familiar with the product and finally, the home owner sees stucco as a “maintenance free” product.
But I Already Own An EIFS House or I Love This House And Want To Buy It
If you are an owner walk around your house carefully and look for any cracks. Look very careful at all penetrations; windows, deck rails, lights, etc. If you see any cracks or openings it is time to bring in a qualified EIFS inspector. The inspector will be able to tell you if there is moisture behind the walls and make recommendations for repair and/or maintenance. If you are lucky and there is no moisture problem, put yourself on an annual inspection and maintenance program. If problems are identified, they should be corrected and then begin regular maintenance.
If you really, really want to purchase one of these EIFS homes, make sure that you find a QUALIFIED EIFS inspector. You will probably need permission from the seller for some moderately “destructive” testing. (1/8 inch holes that are then re-sealed.) I have never seen an EIFS house come through with less than several thousands of dollars of repairs with one estimate for $70,000 because of mold.
Want An Agent To Represent You Who Cares About This Stuff?
That be me! I have been around and involved in construction and try to stay up to date on what is happening. You will benefit from my business practice of always and only representing the interests of my buyer-clients.
Russ Murray 303-721-1100 russ@buyerbroker-denver.com
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