EIFSFACTS.ORG

The Real Facts About EIFS  

- Can it be Repaired? -

As the issue of moisture intrusion moves to the forefront of the residential construction industry, the inevitable question arises: "Can moisture intrusion damage in barrier-EIFS clad homes be repaired?". Many groups have looked at the problem and possible solutions, including NAHB (Ntional Association of Home Builders), EIMA (EIFS Industry Members Association) and ERC (EIFS Review Comittee). After nearly a year of research into the issue, it is pretty clear that the answer is NO. For several reasons:

• EIFS (barrier type) is flawed by design. It fails to take into account, and deal with, moisture intrusion that is inevitable. It is simply incompatible with other components of the residential system that is a home. EIMA's answer? The manufacturers of other components should raise their standards, even though brick, block, siding, shingles, etc. have been used successfully with weather-resistant components for many, many decades. This is a lot like the last player on the field demanding that the rules of the game be changed. To tear off part of the EIFS cladding, do some patchwork to the sheathing and/or structural members and put up more EIFS is to simply take away some of what does not work and replace it with more of the same. EIMA recommends that homes that have undergone such repairs be tested once at six months and then annually thereafter for moisture intrusion. Well, if the home has been repaired, why does it need to be tested again annually? Why should the homeowner foot the bill for this testing? Who is going to want to buy such a home on the resale market?

• There is no way to guarantee that all of the damaged areas have been found and repaired. The best moisture-intrusion inspectors in the country, by their own admissions, typically find 70% - 80% of the problem areas. What about the other 20% - 30% that weren't found and repaired? How can the home be "fixed" if this is the case?

• What about the inevitable drop in the value of the home? Who is going to want to buy a home that has the stigma of moisture-intrusion damage that has been "repaired"? Would you pay the same price for such a home if a comparable home without EIFS (that had never been damaged) were available in the same neighborhood? The reputation of such a home is forever damaged.

• There is a growing national stigma about EIFS. As the word spreads more and more home-buyers are telling there agents that they "are not interested in a stucco home". Unfortunatly, this also affects the resale value and marketability of traditional stucco (hard-coat) and the newer water-managed systems.

• Finally, there may be lingering issues even if the home-owner has the EIFS replaced another type of cladding. One of these issues is "curb appeal". Many up-scale homes are designed with the intent of haveing the exterior EIFS-clad. These homes typically feature intricate detailing that would be difficult, if not impossible, to do with other claddings. Should the EIFS be replaced with a different type of cladding the home may just not "look right". This ultimatly affects its market value. The only alternative may be to have the EIFS replaced with drainable EIFS or hard-coat (traditional stucco). In this case the market value will still suffer because of the stigma about stucco.