Presentation on theme: "Presented By: National Property Inspections"— Presentation transcript:
1 Presented By: National Property Inspections E.I.F.S (Exterior Insulated Finished Surfaces) vs. Hard Coat Stucco Understanding the Differences Understanding the ProblemsPresented By:National Property Inspections
2 National Property Inspections, Inc. Company founded-February 1987Roland Bates-President-Experienced Contractor/InspectorClose to 300 franchise inspectors nationwide and CanadaEach Franchise Independently Owned and OperatedHave trained inspectors for over 22 yearsOver one million inspections conducted by NPICorporate Office-Omaha, NE
3 Hard Coat StuccoAKA Portland cement stucco, Traditional stucco, One-Two Coat Stucco, FRP (Fiber re-enforced plaster)Construction:Substrate-Plywood, OSB (oriented strand board), concrete blockAsphalt impregnated felt-Moisture barrier, (AKA-tar paper, builders felt)Metal lath- holds plaster to homePlaster-1/2”, fiber reinforced,(old) horse hair, (new) fiberglassFinish Coat-Texture, colorOnly systems incorporating wire mesh are considered to be Hard Coat Stucco
4 Hard Coat StuccoBreathable, drainable, durable. Fewer problems associated with hard coat applicationsMoisture barrier inside systemHow to identify:From edgeVery hard (cement)Exposed metal latheExpansion joints, horizontal and verticalTap Test: solid soundPush Test: no give, rigid
5 Hard Coat Stucco Application/Installation: Felt paper applied to sheathingWire mesh installedExpansion joints installed between first and second floor; every 12’ vertical !Certain areas allow mesh and mortar to be applied to “foam board” (do not confuse this with EIFS installation)
6 EIFS-Exterior Insulated Finished Systems Synthetic StuccoLooks great, easy to shape, insulates wellBrand Names:(AKA’s) Dryvit, Sto, Semnergy, Thoro Systems, United States Gypsum (UGA), Firestone, Parex, Bonsol, Omega, Pleco, Retro Tech Inc., Corev, Universal Polymers, H.B. Fuller, Acro Crete, MasterwallMost expensive exterior cladding -IF APPLIED CORRECTLY;THAT IS THE PROBLEM!!! NO ONE KNOWS HOW TO INSTALL CORRECTLY !!!
7 EIFS Typical Components: Substrate - Plywood, OSB, concrete block Insulating board - Expanded Polystyrene (EPS)Attachment - adhesive or mechanicalMesh - impact resistanceBase coat- Moisture barrier, uniform surface for finish coatFinish coat - Color, textureBack wrapping must be performed at all penetrations, terminations, dissimilar materials along with backer rods and effective usage of recommended caulk
8 EIFSTermination:Backer rod and sealant at ALL penetrations and terminationsExpansion joints, windows, doors, light fixtures, wires, A/C lines, door bells, vents, outlets, roof/wall intersections, decks, etc,Many homes only surface caulkBacker rod Shapes caulk (hour glass)More efficient use of caulkSecondary moisture barrier
9 EIFS-Why are there so many problems? MOISTURE INTRUSION !!!!!Most Problems Related to EIFS Due To Failure To Follow Installation detailsFailure to back wrap at all penetrationsInappropriate or no usage of backer rodsSurface caulking only-check periodically for adhesive/cohesive failureMiss-matching of materials (each system must be installed to manufacturers specs with “BRAND SPECIFIC” components and manufacturers installation details)Flashing-”Kick-out flashing”-inexpensive part, hardly ever installed
10 EIFS-Why are there so many problems? Flashing:Keeps water from entering system by re-directionKick outMost important - least usedRoof - wall intersectionsDirects water into guttersRoof/Wall intersections:Cut back 2-3 inches, step flashing installed. This detail should be followed regardless of what type of exterior surface
11 EIFS-Why are there so many problems? Moisture:Moisture trapped insideMoisture in continual contact with substrateLeads to rot“Dry-rot”Actually dried out wet-rotCells in wood cannot hold water any longerHard to detectTests dryTermitesHave food (wood) and water (trapped moisture)Do not need to return to soilLove EIFS run into the ground
12 EIFS-Why are there so many problems? AGE OF A HOME NOT A FACTOR: IF NOT LEAKING TODAY, IT WILL BE SOONMoisture barrier on outsideMoisture will get behind the basecoatEIFS is good moisture barrier provided installed correctly, no failures in outer covering (cracks), appropriate usage of backer rods and caulk.NPI’s findings-97% homes inspected are installed incorrectlyTypically found on higher end homes $300,000+.
13 EIFS-Why are there so many problems? This house was 2 years old at time of inspectionCost to build:$500,000.00Cost to repair: $250,000.00Entire home had to be stripped and recladdedNOTICE: dark staining at upper left hand window
14 EIFS-Why are there so many problems? System was fastened with adhesiveAdhesive was applied in horizontal runsIf system is penetrated, moisture gets trapped in horizontally applied adhesive, leads to rot of the substrate material
15 EIFS-Why are there so many problems? System runs to the groundAllows easy access for termite entryOnce termites enter system, have food & water…no need to return to the ground
16 EIFS-Why are there so many problems? Contractor is wringing water out of the insulation as a result of failure to the systemClose observation shows live termite activity
17 EIFS-Why are there so many problems? No flashing installedResult of non-usage of deck flashing
18 EIFS-Why are there so many problems? Backer rods and CaulkNo backer rods were used were used around electrical outlet box or at door openings…allowed moisture to penetrate systemAppropriate usage of backer rods and caulk allows for expansion/contraction of system to reduce moisture intrusion
19 EIFS Who might be a qualified inspector/contractor? Educated about the problemUnderstands dynamic relationships between homes and exterior coveringsUnderstands legal problems associated with EIFSWho may or may not be qualified:Installer for 5 years? Remember high percentage of homes are defective as a result of improper detailsAttend manufacturer training? Will a half-day training class cover everything?Person who advertises on the internet? Who are they?
20 EIFSSummaryWould you personally buy an EIFS clad home? What if it was an acceptable system?Could you afford to sell your home for $25,000 less than you paid two years ago?Stigma attached to EIFS. Our guess: It will get worse before it gets betterIf it is a non compliant installation chances are that there will be problems