EIFS or Stucco

[peewee]

It should still be held well above grade no matter what system to keep from wicking whater in to the wall.Most eifs systems usualy just have the bottom back wrapped and finished like the rest of the wall.Some do have a plastic J chanel.The most important thing is that the 2 moisture barriers and the stucco drop below the foundation enough for a positive drip edge.

[Jay Markanich]

Carl - peewee - I do not see much stucco on new construction anymore.  When I do, my little blurb to the buyer is to check it semi-annually for cracks that open up, separating caulking at joints, windows and doors, etc., and not to spread mulch so high it covers the bottom.  Any other advice I can give buyers?

[Carl Brown]

I would recommend an IR scan.

But at this point I would with most all cladding's.

Window flashing's and kickout diverter's  or lack of.

Let alone the issues with moisture barriers.

[Jay Markanich]

I recommend the IR scan, but that they wait a while, 6 or 10 months, so that the builder is still responsible for repairs should there be leaks...

[Carl Brown]

Should there be leaks?  No

Are the odds in favor of having leaks?  Yes

[Jay Markanich]

Agreed.  Another thing, too, is finding all the sliding insulation.  Never time to staple it the first time, but always time to come back later to remove drywall, staple it then and re-install drywall.  I had a one-year inspection about three years ago where the buyer was complaining about cold rooms.  Not a single window in the house had been insulated around the edges.  The builder told the buyer there was no way he could know that.  Ummmm...

They don't think they will be caught by sliding insulation, wetness around windows, air leaks at windows - I think they are beginning to wise up.

I take that back...

[Barry Adair]

here's a couple of qick blubs gonna burn one with the Bride and i'll return

Recommend contacting a qualified stucco contractor to provide you with a scope of work repair assessment, including cost estimates, determining the best method for sealing all cracks, holes and any other repairs they may determine necessary too maintain the walls to their original finishes. These documents shall be provided for this work prior to closing. Initiate these repairs as soon as possible before further damage occurs.

The Exterior Insulated and Finish System, conventional stucco, one/two coat, or hybrid system appears not to be functioning as intended. The windows, doors, decks, balconies, utilities, vents, and all other penetrations shall be back wrapped with ½” closed cell backer rod sealant joints. Head, sill, or pan flashings at all necessary locations. Expansion/control joints where necessary at walls over 144 square feet and at the floor lines, where applicable per typical installation or manufacture specification. The foundation termination shall be at least 8 inches minimum above the finished grade or concrete flatwork. Decorative trims, quoins, keys, and esthetic grooves shall have proper radiuses or shall have a minimum 6” on 12” slope. The mesh shall be embedded properly; with no visible presence of mesh grid, board lines, trowel marks, unevenness of finish, discoloration, stains, or efflorescence. Intersecting walls shall terminate no less than 2” above sloped roofing materials. 6” x 6” preformed seamless kickout flashings shall be present over 6” x 6” step flashing at all sloped roof, wall to cornice terminations.

i just remove what doesn't apply to the job in question

hth

[Barry Adair]

here's what I've sent to most of the inspectors in my region

EIFS boilerplate for your reports:

A Certified EIFS/Stucco Inspection is beyond the scope of this report.
The subject property is clad with Stucco or an Exterior Insulation and Finishing System (EIFS) also referred to as “artificial or synthetic stucco”. Many EIFS clad homes have had moisture intrusion related problems that can only be identified by a Certified EIFS Inspection. This along with proper maintenance recommendations is imperative to identify, minimize, and or prevent these problems and avoid costly repairs. “We highly advise having this specialized inspection performed prior to closing.”
Contact: Barry Adair www.adairinspection.com (972) 487-5634
Certified by EDI www.exterior-design-inst.com/members/texas.html or the vendor of your choice for further information and EIFS/Stucco Inspection appointment scheduling.

and there is also these

1.   Notice extremely important: Annual inspections of EIFS buildings are recommended by the industry, including all of the systems manufacturers and the National Association of Home Builders (NAHB), to minimize the risk of serious damage and to identify potential problems before they become serious.

2.   Annual Inspections shall be scheduled to ensure that your EIFS/stucco system remains dry and essentially problem free. This way any sealant failures, EIFS/stucco cracks or other system failures can be identified and repaired promptly. Testing and maintaining your property on a regular basis is the best way to prevent costly repairs associated with moisture damage. In the event you decide to sell your property, annual inspections and maintenance documentation will be a valuable selling tool, providing evidence to show that your property has been inspected and maintained on a regular basis by a reputable and qualified firm.
Contact me at 972.487.5634 or adairinspex@adairinspection.com to schedule these appointments.


btw that (yellow/tan) polyisocyanurate is the worst of the foams for wicking and holding moisture
none of the decent installers around here have used any of that crap for years
if you ever run across it you can almost count on moisture problems because it usually was applied during the pre-drainage systems we're seeing today not that they're done that much better...just takes a little longer for the problems to show on the surface

hth

[Jim McKee]

good information Barry ....thanks....

[Barry Adair]

good information Barry ....thanks....

thax Jim, but you and others feel free to point out any of these statement errors or reword for a better read...i'm not the most eloquent of writers and my reading skills are worse, seriously