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What are EIFS?
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 made 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.
EIFS System Components
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.
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