EIFSFACTS.ORG

The Real Facts About EIFS

- What to do if You Don't Have Barrier EIFS -

You may be somewhat elated and definitely relieved the moment that you find out the cladding on your home is not barrier EIFS. If the product on your home looks like stucco and is not barrier EIFS then it is almost certainly Traditional Stucco, Drainable EIFS or Direct-Applied EIFS (DEFS). While there is little question that you are better off with any of these products instead of barrier EIFS, you may not be totally unscathed by the contraversy.

There is a growing stigma about synthetic stucco. Real estate agents are increasingly advising there clients to "avoid stucco". Home-buyers are increasingly telling their agents that they "aren't interested in stucco". The problem is that you, just by virtue of visiting this site, are vastly more educated about the different systems and the problems with barrier EIFS than those agents and home-buyers that have never looked into the situation. You know the difference between drainable and barrier EIFS. They do not. Home-buyers simply do not want to go near anything that looks like stucco. They don't want to have to think about it, let alone worry about it. The end result is that the receeding market for EIFS homes will drag down the market for all homes that have a stucco finish.

Following is a brief synopsis of some potential problems of the systems other than barrier EIFS.

Traditional Stucco - also known as "single coat" or "hard coat". This is the cementatious product that has been around for a long, long time. It's main drawback seems to be its potential for cracking, especially in climates that have frequent periods of freezing and thawing. This is why it is more popular in Florida and Southern California than in other parts of the country. Unlike barrier EIFS, traditional stucco has a drainage channel to get rid of incidental moisture and incorporates a building wrap under the system to protect the underlying sheathing.

Drainable EIFS - the new stucco systems that incorporate a built-in drainage channel. Also known as "water-managed EIFS". In theory, these systems should work. The main concern is that there has been no long-term testing of these systems prior to there introduction to the residential marketplace. No one knows how they will be fairing after 25 or 30 years of use.

"It is for this reason that 'drainable' EIFS systems are now being marketed. These new systems attempt to correct the drainage problems by providing a way for intruding water to escape. However, test results on the long-term effectiveness of these new systems are not yet available, and it remains to be seen whether the drainable systems are less problematic than barrier EIFS."

"Caution Advised in Using EIFS Systems", Nation's Building News, National Association of Home Builders (NAHB), Novmber 30, 1998, Volume 34

The other area of concern is that to function properly these systems absolutely must be installed correctly. If the drainage plains are installed incorrectly or clogged you will end up with a verticle aquarium as a wrap on your house. We are currently in the process of determining which, if any, manufacturers require installers to go back to school to be certified to install drainable systems. A final concern is that there have been several instances in this area of applicators whipping up "home-brewed" drainable systems. Definitely something to avoid. Always get a copy of the manufacturer's warranty for your system!

Figure 1: A good example of incorrect installation. The weather barrier is up, ready for the drainage mat to be installed. But look closely at the bottom of the window frame (best seen in the hi-res version). What happens if the window leaks? The water will be channeled directly behind the weather barrier and will be held against the sheathing. This installation is on a local home selling for $850,000.

Direct-Applied EIFS (DEFS) - This is basically base-coat, mesh and top-coat installed over cement-board sheathing. These systems are still barrier EIFS and still have the same moisture-intrusion potential. The difference is that the cement board will not rot like wood framing members will. The main problem with moisture intrusion in these systems is likely to be delamination of the cladding.