EIFS or Stucco

[Carl Brown]

This is something I found on the net and it is a good way to start.


So, how do you know if you have EIFS or some other product?  EIFS looks like stucco and stucco looks like EIFS.  Here are a few tips to determine which product that you have.  This info does not apply to the newer drainage type systems which started to show up in late 1997,

1.  Ask your Builder for documentation.   This probably won't work but if you can get it, do.

2.  Inspect a penetration through the wall.   Many times penetrations aren't sealed the way they are supposed to be.  This may afford a look at a "cross section" of the system.

The hard "stucco" layer (lamina) of EIFS is thin, usually between 1/8" and 1/16".  Traditional stucco is hard all the way through and is typically 5/8"-1" thick.

Embedded in the lamina of EIFS is a fiberglass mesh.  It looks kind of like window screen, except the openings are larger.   It's made in a number of colors.  The mesh in traditional stucco is made of heavy wire, usually in a diamond pattern.

EIFS is typically applied to either white or yellow foam. These foam panels are attached to the sheathing.  Traditional stucco is applied over building (tar) paper which is applied directly to the sheathing.

The total thickness (not counting sheathing) of EIFS can be from 1"-4", depending on foam thickness.  The total thickness of traditional stucco is usually 5/8"-1" thick.

3.  When I want to know which it is, I just probe it.  Remember that thin lamina that EIFS has?  Well, this will allow you to drive an ice pick or similar tool through it relatively easily.  You may have to give it a few taps with a hammer, but when you penetrate the first 1/16" or so of lamina, the tool will glide through the foam.  Try driving anything lighter than a jackhammer through traditional stucco and you're in for a workout. Your workout will continue for about 3/4of an inch.

A Hint:  Don't just start poking holes willy-nilly.  Most of the decorative trim at windows, doors, and corners is EIFS on newer houses, even on traditional stucco houses.  These details should be applied over the stucco, instead of the stucco butting to it.  If the stucco does butt against the EIFS, you may have a problem.  Don't probe below the top of the foundation.  Sometimes the EIFS will change to stucco at this point.  Find an area in the "field" of a wall. Speaking of walls, don't check a retaining wall.   Make sure the wall contains wood framing.  Look for an out of the way spot that isn't noticeable and has some protection from the weather.  I like to probe just below a piece of protruding trim.  Be sure and caulk the hole when you're done.

That's it!  See, that wasn't so hard. (unless it was stucco of course)

[peewee]

Don't forget to mention all of the Self made "systems"And the one coat brown jobs that are only 1/4 to 1/2 inch thick!

[Dylanb]

Carl,

I inspected a house for mold last week.  It had EIFS with several cracks throughout.  I identified by listening to you guys on other message boards.  Anyway, to patch those up, it is acceptable to direct a homeowner to the hardware store for a do it yourself session, or should we direct them to an EIFS specialist, if any exist out here.  Remember, this is a mold inspection and not a house inspection.  Thank you Mr. Stucco

[Carl Brown]

A true EIFS job or a onecoat stucco job with chichen wire for lath over foam?

[Dylanb]

I'm going to say true EIFS.  Not much access other than the cracks.  No weep on main house and soft to touch.  Finish coat was thin like you mentioned (1/8).  Also would rebound if I pressed firmly.  Not much more than one coat is ever used out here as far as I know.  First time I've seen this application out here.

PS, trying to attach pics but i have to reduce the size first

[Carl Brown]

If it is a EIFS job with cracks you got some problems.

[Dylanb]

yeah.  The client is insistent on sealing them himself.  I insisted he call an EIFS specialist before doing that, so they can examine further with proper repairs.  In his hands now.

[peewee]

If it really is EIFS the only thing to make it crack is because the mesh was not overlapped properly(or not used at all over quick R board)The only way to repair it is to take it off,or Run a coat of base coat and feild mesh over the entire house and refinish.Nothing else will stop them from coming back.

[Dylanb]

I'm having a little difficulty attaching pics.  The best I can do for now is a link to where they are posted

http://www.nachi.org/forum/f16/stucco-inspection-34412/#post437609

[Dylanb]

I'm working on it at home.  Trying to resize.

[Dylanb]

This might do it

[attachment deleted by admin]

[Dylanb]

another

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[Dylanb]

one more

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[peewee]

You can tell by the coarse sand in the texture that is some sort of one coat brown and texture.The only way to seal it is a very heavy coat of elastomeric paint

[Dylanb]

That's a relief.  Is it true that E.I.F.S. typically does not have a weep?  I think that is what threw me off.  And since this is a one coat (relatively new too), should I not be concerned about a lack of weep?