EIFSFACTS.ORG

The Real Facts About EIFS  

- Warning Signs -

First, it is important to understand that in many cases there may be no outward indicators of a problem. This is especially true in younger homes where moisture-intrusion is less advanced than in older homes. That is what makes this problem so insidious. The average happy-Harry has no reason to go poking behind the walls of his home until the problems are far enough advanced to begin to be noticable. Much like cancer. Just as in the case of cancer, a lot of damage can be headed off if the problem is detected in its early stages. The only sure way to do this is to have the home tested by a qualified forensic moisture-intrusion specialist.

There are warning signs that can indicate a moisture-intrusion problem if you know what you're looking for. This list is based upon observation and is not considered exhaustive. Looking for these indicators is not a substitute for a professional inspection. Some homes may have serious cases of moisture-intrusion and yet exhibit few, if any, of the following warning signs.

Inside:

• An increase in the level of humidity in the home. This is often noticed over a period of several years. Typically, the home-owner may notice the humidity levels rising during the "wet-season" (summer here in the mid-Atlantic). Home-owners typically blame this on aging air-conditioning equipment.

• Swelling, cracking and/or rotting of wood window frames on the interior of the home. This is due to moisture wicking from the wall into the frame.

• Mold, mildew or fungi growing on the drywall-side of exterior walls or on window frames. Also typically found on the back of wall-hangings (paintings, photographs) hung on the drywall-side of exterior walls.

• Infestations of ants or other insects (lady bugs here) that won't seem to go away. Typically, home-owners have the home treated by professional exterminators only to have the ants return soon after the treatment. This is bcause the insecticide is sprayed around the foundation and floors. The ants nest in the moist sheathing of the home. Along with the ants may come higher members of the food chain, such as spiders.

• Termites. See What To Do If You Have barrier-type EIFS.

• Cracking of the drywall. Often written-off as due to settling of the house. With moisture-intrusion the cracking continues well after the house has settled.

• Cracking, peeling and bubbling of paint on the drywall of exterior walls. Often written-off as being due to "cheap paint" or a "shoddy painting job".

Outside:

• Small cracks in the EIFS dressing bands around windows. These are typically 1/2" to 1" long and very thin. They happen on the inside of the dressing band (the raised stucco border around the windows) at the lower window corners. These cracks may be an early sign that water is getting in at the corner of the window jambs.

Image 1: Small Cracks in the Corner of Dressing Bands may Indicate Moisture

Image 2: Over Time, the Cracks May Grow

• Delamination. This is a condition in which the EIFS comes loose from the sheathing of the home. It is often a sign of moisture behind the EIFS, but it can also happen if the foam-board was adhered improperly (such as in freezing weather) during the construction process. You can often see areas of delamination if you look down a wall early in the morning or late in the day when the sun is low in the sky. Delaminated areas bulge out a bit and will apear as wavy areas along the wall. If you push on a delaminated barrier you can feel it move until it contacts the sheathing. Figure 1 is a detail showing the back of a section of EIFS that was cut out of a delaminated area. The adhesive has obviously degraded due to exposure to moisture.

Image 3: Deterioration of Adhesive

• Rotting of wood trim. Wood trim will rot if it is not maintained and kept painted. We have seen several cases of exterior trim, however, that was rotting from the inside. The outside of the trim was in very good shape, with good paint coverage. The rotting was due to moisture wicking into the trim where it was in contact with mosit sheathing.

• Algea. Many EIFS homeowners have greenish-brown algea growth on their homes, especially on the north side or in shaded areas. There are no data that indicate that this is in any way associated with moisture intrusion. It happens on the outside of dry walls. Some EIFS manufacturers recommend spraying a 1:4 mixture of household bleach in water to kill the algea. This has worked well on several local homes. Dealing with algea is one of the low-maitenance "features" of EIFS.