EIFSFACTS.ORG
The Real Facts About EIFS
- EDIPD -
[Editor's note: the following report was received from a D.C. area home-owner who wishes to remain anonymous. A third party hired an EDI-certified inspector to do an EIFS inspection. The home-owner was present for the entire inspection. Neither the third party representative nor the inspector knew that the home-owner had independently done his/her own research into EIFS problems, the history of EIFS, inspection protocols and such. The home had also been previously inspected by Ron Wright, of R.V. Burick Consultants. Ron is a P.E. and is one of the most highly-credentialed EIFS "gurus" around. Ron had brought the home-owner up to speed on inspection techniques during his visit. In a nut-shell, this home-owner was thuroughly educated and prepared. If this report were not about such a serious problem, it would almost be funny.]
EDI Standard Operating Proceedures for EIFS Tests
Prime Directive
The EDI Prime Directive is to make any and all efforts to ensure all persons who will listen that EIFS are fine products. There are not now, nor have there ever been, problems with the product. All home-owner problems are due to incorrect installation. Remember, EDI is run by folks who used to sell this stuff.
The shorthand for the EDI Prime Directive is "EDIPD". Know it. Use it. Live it.
Accordingly:
1. As a professional, remember to state clearly that you are "certified to inspect these homes" by EDI. Mention your instructors name and his experience so that the homeowner will know you have been trained to do inspecting correctly. For example, "I was trained by So And So, who has been in the business for 25 years. If the homeowner says "gee, I didn't know there had been problems for that long" quickly state, with an air of authority, "no, there haven't been problems for that long." In defence of your instructor, who used to install EIFS, be sure to add "After being in the business for so long (installing EIFS), and seeing all the problems out there, he decided to switch and do inspections. Unlike So And So's installations, which he says were always correct, builders had started hiring lower-paid Spanish speaking and Vietnamese installers who had come up from Texas, who just didn't install these systems right (EDIPD)"
2. State often "the problems are usually due to a poor installation job (EDIPD)". Ask the owner for the installation specs. If they don't have them tell you'll have to obtain them to see if the installation was done right. however, be sure to point out things that don't comply with current installation specs, such as installation to grade. Tell them you have experience, "25 homes". EDIPD!
3. Make sure to observe the house and state in front of witnesses (others who are looking to you to give a professional opinion) , "it doesn't have the necessary caulking or the joints that are supposed to be there". Make this statement whether or not you have tested for expansion tape. If the homeowner says "I believe it was installed according to specs." when you refer to the windows/joints/lack of sealant, say, "well that's why I always ask for the specs. from the homeowner". If the homeower says "I understand expansion tape was used" say "expansion tape?", but try not to look surprised. It is important that you look like you know what "expansion tape" is even when it is obvious you don't.
4. Observe the house. Find an area of a wall where you think there might be water (technical term: "a likely spot"). Hold the scanner against the wall. If a knowledgable home-owner asks why you havn't calibrated the scanner simply state that "the scanner is already calibrated", even though you never calibrated it. Remember, you don't always have to check under windows. Walk around until you can see other areas where you might expect to find water, say, in the middle of the wall between two windows, and use the scanner once more, then go to another area and repeat.
5. Look to see if you can find any snakebites from competent inspectors who actually did probing. If you find said snakebites, declare authoritatively: "there's water there". Remember, you do not need to test these areas yourself. If questioned as to why you aren't testing those areas, simply state "someone else has already done that". Remind the home-owner that "if the probes show moisture over 25%, you should contact a stucco installer so that he can come out and look underneath (exposure cuts) and then make the necessary repairs". State this even though you did no probing yourself.
6. Remember, probing is not required to confirm scanner results, you "can pretty much tell (another technical term)" by the scanner. A high readout will confirm that water is there. After you have scanned in several places, (remember the whole house needn't be checked - we have a schedule to keep) advise any real estate professionals present that you "won't need to do any probing". It is important they know this because they will be writing the report based on your observations to the third party. Inform the homeowner that he/she should call out a stucco installer/repair company. Perhaps, even, the company that did the original installation.
7. Always use the correct technical terms when you find a problem. The correct term for an area of delamination is "bulge".
8. If you are also an ASHI-certified inspector, point out any other reasons why you believe "it's not the product", but some other problem. Check the HVAC. If they are "oversized" state that "large capacity units will cool too quickly and that causes any moisture in the air not to be removed". Although this is total bs, most home-owners won't know the difference. Remember, EDIPD.
9. Be sure to mention all houses "need to breathe" and that "this system allows for that" so that homeowner will realise that this wonderful product is not the problem. EDIPD.
10. If the homeowner says they are thinking of removing the entire system, tell them "it isn't necessary to use brick - people accept vinyl or aluminium siding nowdays ... vinyl or aluminum siding will retain the value of these upscale homes" even though your neighborhood's architectural comittee would physically eject you during the application process for making such an assertion.
11. If the home-owner shows you interior areas where the hardwood floors are buckling, be sure to deflect the problems away from EIFS. The reason why the floors buckle is that "they aren't installed right the first time". EDIPD.
Anonymous in D.C.