 Photograph Provided Courtesy
of Dr. Dan Suomi, WSDA. Note how woodrot formed in the rim
joist between the two building stories. The circled area shows
where the OSB sheeting was totally compromised to the point
where insulation in between the studs was exposed.
 Photograph Provided Courtesy
of Dr. Dan Suomi, WSDA. Exterior wall sheathing damage from
EIFS sided home in Lacy Washington. Photographs were taken in
the Summer of 2000. Note the discoloration on the OSB
sheeting. This is an indication of where water entered under
the material.
 The DryvitŪ documentation
states the outer covering should never require painting.
Notice how the granules are wearing away and exposing the
underlying fiberglass in this picture. The DryvitŪ
instructions do not clearly define corrective or maintenance
actions for this condition. This should be construed as a
condition conducive to damage from wood destroying organisms.
 This is the area around a
window where water is seeping in through split or separated
wall covering and leaking into a cantilevered area previously
shown. This should be construed as a condition conducive to
damage from wood destroying organisms.
 This photograph was taken in
Port Orchard, WA. The staining on the foundation wall is an
indication that water drips down from under the siding. Notice
the discoloration in the corner at the base of this chimney
chase.
 Another fracture example. A
symptom to look for. This is at the base of a fascia board to
which a gutter section is attached. This should be construed
as a condition conducive to damage from wood destroying
organisms. |
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EIFS -
Exterior Insulation and Finishing
Systems
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 make 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.
"
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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