EIFSFACTS.ORG

The Real Facts About EIFS 

- The Quiet Changes to EIFS Applications -

After the Wilmington problems came to light in 1995 the EIFS industry began to make changes to the installation specifications of EIFS. These changes addressed some frequently encountered problem areas. Applicators, spooked by the rash of lawsuits in North Carolina, were quick to begin implementing the changes in new construction. The changes that were made can be fairly subtle to the untrained eye. They are, never the less, significant. The changes will probably reduce the chances of having serious moisture intrusion problems in the high-risk areas they address. It is generally held that barrier-EIFS homes built since 1996 are less likely to suffer the kind of damage that homes built before 1996 may suffer.

This is a glimmer of good-news for those home-owners who have homes built recently. But what about those that own homes built before 1996? Tough luck. There has been no campaign by the EIFS industry or by EIFS applicators to inform owners of the older homes about the changes. That is why we refer to them as "quiet changes". Home-owners are, never-the-less, encouraged to contact their builders and/or applicators and inquire as to why application specifications were changed. And if those changes are necessary why they aren't being made to homes previously built. If you are persistant enough, you may get your builder to have changes made to your system.

This page addresses those changes and discusses some of the implications for the owners of older homes that don't have them. Please note that you can click on an image to download a larger, higher-resolution version.

Architectural Complexity

One of the factors contributing to chances of moisture intrusion is the complexity of the architecture. Designs with a high-level of complexity, featuring a large number of intersecting walls and/or rooflines offer a larger number of "problem areas" for water to invade. One of the most infamous areas for water intrusion is at "rake intersections". This is the area where a roof and wall meet. Rakes are notoriously difficult to detail in a manner so as to keep water out and are often one of the first areas to fail. They are also a very difficult area for the average home-owner to inspect and maintain. Most do not even know what the term rake means, let alone that it is a problem area. Image 1, below, shows a home with a high-degree of architectural detail on the facade. The rake intersections are denoted. This home was constructed in 1995.

Image 1: Complex Architecture/Multiple Rake Intersections

Architects specifying EIFS on residential construction in the local area seem to be on a trend toward reduced complexity in their designs. By reducing the number of, or completely eliminating, rake intersections, architects and builders are able to reduce the chances of moisture-intrusion in those areas. The home shown in Image 2, below, demonstrates such a design. This home was completed in 1998.

Image 2: Relatively Simple Architecture

Another way to reduce the chance of moisture-intrusion is to reduce the amount of EIFS. The home shown in Image 3, below, shows effective use of stone and EIFS together. Also note the almost complete absence of EIFS below windows. This eliminates the potential for moisture-intrusion damage from window, window jamb or sealant failure around the windows. Any water entering through windows, jambs or sealant in the stone areas is not a problem as stone incorporates a drainage gap and can thus handle incadental water.

Image 3: Reduction in EIFS

EIFS to Grade

Some of the first homes in North Carolina found to have extensive moisture-intrusion problems were also found to have infestations of termites. Subsequent investiagtions found that the termites entered the home through the edges of the foam board in EIFS systems that were run down to grade. See Image 4, below, for an example. Termite inspectors are normally able to walk around the perimeter of a foundation and check for invasion by looking for termite tunnels. These are the tell-tale structures termites build to bridge their way from the soil to their entry point into the home. When EIFS is down to grade there are no tunnels. The termites simple bore directly into the foam board. Many termite inspection companies in the Southeastern U.S. will no longer inspect and guarantee a home with EIFS to grade. Some homes have had the EIFS cut off at 6 or 8 inches above grade, or have had an "inspection" band cut into the system. If you own a home with EIFS to grade it would be wise to have a termite inspection and guarantee while they can still be had.

Image 4: EIFS Extends to Grade

Beginning in 1996 EIFS manufacturers began specifying a minimum 6 or 8 inch clearance from grade for EIFS installations to avoid the problems described above. Image 5, below, shows a home constructed in 1997 where stone was used at grade-level.

Image 5: EIFS Held Off Grade

Kick-out Flashings

As discussed in the first section of this page, Architectural Complexity, rake intersections are very difficult to detail and maintain. After 1996 many applicators began installing "Kick-out Flashings" in these, and other, areas. The idea is that water will flow down the rake and be "kicked-out", that is, away from the wall. This, supposedly, lessens the chance of water getting in at the rake/wall intersection. We, however, know of several failures in the local area of systems at the rakes, even though kick-out flashings were installed. Image 6, below, shows the front porch area of a home built in 1995. The rake has no kick-out flashings. Note that the EIFS extends down to the metal covering of the porch and has been caulked. Also, note the hole in the caulk (best seen in the high-resolution version). The average home-owner would likely never notice this.

Image 6: No Kick-out Flashing (1995)

Image 7, below, shows the same porch area on the same model built by the same builder three years later. Note the kick-out flashings. Also note that the EIFS has a "relief" of an inch or two. That is, the EIFS terminates an inch or two above the metal covering.

Image 7: Kick-out Flashings (Same Builder, Same Model, 1998)

Chimneys

Another notorious problem area, but seldom talked-about by EIFS manufacturers or EIMA, is chimneys. Water can penetrate at the top of the chase as well as at the intersection of the chase and roof areas. The water can, and typically does, flow down the entire length of the chase and can do a great deal of damage. Image 8, below, details these areas. Why don't the manufacturers talk about this area? Probably because there are no third party components (windows, doors, etc.) to blame for leaking.

Image 8: No Chimney Cap, Chase/Roof Intersections (1996)

It doesn't take a brain surgeon, or a forensic engineer, to figure out the problem at the top of the chimney. Although EIFS was originally advertised as offering "the ultimate in design flexibility" that was "limited only by the imagination". The reality, as currently admitted by manufacturers, is that EIFS should not be applied to horizontal surfaces. At the top of the "old-style" EIFS chimneys (those built prior to 1997), the flu is protected from water by a horizontal EIFS application and, maybe, a bead of sealant. Most EIFS chimneys built since 1997 have a cap installed. Image 9, below, ishows a home that is an exception, however. This is a builder's model completed in 1998 (est. purchase price $900,000) that still has the old-style chimneys. Note the stone knee-wall that has become very prevalent (at least in the local area). This serves to keep the EIFS off grade as well as to eliminate EIFS below the first-floor windows.

Image 9: No Chimney Caps (Builder's Model, 1998)

Image 10, below, shows the typical "new-style" chimney. This chimney incorporates a metal cap to protect the top of the chase from water. Another recent trend has been to avoid EIFS chimneys altogether by building them with stone or otther material. What if you have an EIFS chimney with no cap? It should be inspected as it is highly probable you have moisture-intrusion in that area.

Image 10: Typical Chimney Cap (1997)

Image 11, below, shows the result of watering entering around the flue and running down the chase. This is a tear-off of a 4 year old home in Northern Virginia. The owners bought the house from the original owners in 1998 and was never told of any potential problems.

Image 11: Tear-Off of 4 y.o. Chimney

Finally, Image 11 shows a "kluge" attempt at dealing with water around the chimney/wall intersections. We were not able to speak with the owners, but it is obvious that someone has come back out and installed "diverter" flashings in an attempt to divert water away from the chineys as it flows down the roof. The flashings are best seen in the high-resolution version. This "kluge" was probably done after the owners discovered, and complained about, a leak in these areas. But what about snow that piles up in this area and melts?

Image 11: Diverter Flashings