NAHB Protocol &
Texas Lath & Plasterers
Northwest Walls &
Proper care and
maintenance of the exterior cladding of a home will help the homeowner
maintain the value and curb appeal of the property.
The ideal situation would be to have the
Exterior Cladding on your home inspected as it is being applied to
the house. However, that may not be possible in many
situations. An inspection by a Certified Third-Party EIFS
Inspector or Certified Moisture Analyst would provide the necessary
information to assist you in establishing the condition of and
maintaining the integrity of your home. The purpose of this
inspection is to look for visible installation flaws, inadequate water
diversion, sealant failures and, if necessary, conduct moisture
readings as appropriate using electronic moisture devices and substrate
Moisture intrusion problems are not
limited to stucco claddings. Time of exposure coupled with the quantity
of water, result in problems for any home. In our area, many of the
homes combine stone, fiberboard, wood, cement board or vinyl siding,
brick, and various types of stucco. For example, hard coat stucco
exteriors may have stone veneer below decorative bands along with a
variety of other decorative features.
Barrier PB EIFS Exterior:
When you hear people talking about
problems with EIFS, this is the style of EIFS typically having the
problems discussed. The objective is to prevent moisture from
entering the system. Barrier-type EIFS is a system that relies
entirely on its outside surface to prevent water penetration and
moisture intrusion. Therefore, excellent design, compatible quality
materials and excellent workmanship are required to produce a
weather-tight and long-lasting system.
Moisture Intrusion may occur at the
Windows and doors - Points of concern to
Look for peeling paint, evidence of
water damage on the interior wall, staining on the exterior.
Check for calking around window sills and door jams.
Stucco manufacturers recommend a specific sealant for their windows
Is sill pan flashing present or is it needed?
Flashings at appropriate places
direct water away from the house.
Missing, improper or unsealed flashings where roof lines terminate into an EIFS wall will
allow roof run-off to be dumped directly behind the EIFS.
Water must be directed away from
windows, decks, gutters, etc.
Penetrations in the EIFS at decks,
hose bibs, dryer vents, light fixtures, satellite dishes, etc. must
be properly sealed with the appropriate sealant.
All joints where EIFS meets a
dissimilar material must be sealed with the appropriate sealant.
Existing sealants should be adhered, soft and
Foam insulation should be at least 6
inches above soft grade and two inches above hard surfaces. This
prevents wicking of moisture and eliminates a termite path into the
The foam substrate should be properly
back-wrapped in order to provide for proper protection of the
The usage of backer rod and sealant
is necessary for the proper construction of an isolation type of
joint such as windows, expansion joints and grade terminations.
EIFS used on non-vertical surfaces
such as trim and decorative touches should have a sloping surface to
prevent standing water.
All EIFS manufacturers have details and
procedures that builders and applicators are expected to follow.
Installation details are similar among the various EIFS products;
however, there are some differences.
Moisture Drainage PB EIFS:
This is the second generation of PB EIFS.
The difference is that MD PB EIFS has a secondary moisture resistive
Barrier to control incidental moisture that gets through the EIFS
Exterior Barrier and permits it to drain ou the bottom of the system.
The MD EIFS should be installed such that all water will again be shed
at the exterior surface and a secondary moisture resistive barrier
to handle any moisture that gets past surface barriers.
Hard Coat Stucco ( Traditional or OCS)
These systems also have drainage planes,
however, if detailed improperly, they can also have moisture problems.