EIFS Inspection

Homeowner Guide to Visual Inspection and Maintenance of EIFS-Clad Houses

Visual inspections and required maintenance of Exterior Insulation and Finish System (EIFS)-Clad houses, like all houses, should be performed on a regular basis - preferably twice per year. The items below outline some of the more typical items to check. In many cases, inspections and/or repairs may best be done by a professional, due to dangerous conditions or the need for special equipment, experience, or training.

Even when properly installed, sealants require periodic inspection and maintenance. Sealant life varies greatly depending on environmental conditions, sealant type, and installation. Life may be as short as three years under severe conditions. Under more typical conditions, most sealants may need to be replaced after 8-10 years. Proper selection and application of sealants is critical in order to achieve proper function and longevity of sealants. Consider using a professional sealant applicator or waterproofer, EIFS applicator, or EIFS repair contractor for extensive repair, replacement, or maintenance of sealants.

Check for missing, damaged, or deteriorated sealant between the EIFS cladding and windows, doors, and around electrical fixtures, electric meter bases, hose bibs, refrigerant lines, etc. Sealants should be checked to ensure that they are in place and not cracked or pulled away from the surfaces to which they were (or should have been) adhered. Any missing or damaged sealant should be repaired immediately. Proper, high-quality sealant specified by the manufacturer (generally a low-modulus, 20-year product) is required; Dow Corning 790 is recommended by most EIFS system manufacturers.

Only polyurethane or silicone sealants meeting ASTM C920, Standard Specification for Elastomeric Joint Sealants should be used. You should use the same type of sealant that was used originally to ensure compatibility (e.g., polyurethane sealant should not be used to replace silicone sealant because polyurethane does not bond well to surfaces contaminated with silicone). However, silicone may be used to replace polyurethane caulk joints, so it is a safe choice if you are unsure about the type of sealant used originally. Paint applied over silicone sealant can peel or flake, but it can be tinted or purchased in standard colors. Other types of caulks or sealants, such as latex caulk, are not appropriate for use with EIFS. Improper sealants may perform poorly and/or may cause damage to other system components due to chemical incompatibility.

Leaking windows have played a role in the water intrusion problems associated with EIFS. While actual leakage through windows into walls may be difficult to detect, especially in the early stages, there are some items that should be checked to help avoid such problems. Windows typically leak where the jambs (sides of window frame) meet the sill (bottom of frame). Look for any separation at these corners, but be aware that leaks can occur without visible separation. Sealing this joint can be very difficult and in some cases, it may be necessary to provide a means of drainage beneath the window. Also look for and correct blocked "weep" (drainage) holes typically found in storm windows where they meet the sill. Check for any paint or wood deterioration and repair as necessary.

Flashing inspection can be difficult and complicated because of concealed components and the variety of conditions, materials, and methods that may be encountered. Flashing repair is at least as difficult and will typically require professional repair. Flashing of some sort may be found at windows, doors, chimneys, roof-wall intersections, decks, and other locations. As a basic rule, flashing should "terminate to daylight." Done this way, water is directed to the outermost surface of a roof or wall, and not behind. Typical problem locations are at roof-wall intersections, chimneys, and decks.

Discoloration of some kind may occur with the EIFS finished surface. Cracking, delamination, holes, foam detachment, or other defects may be encountered. Although these items are visually detectable, repair will almost certainly require the services of a qualified EIFS installer/repairer. Staining may also occur, often from back-splash of dirt and soil, water stains from sprinkler over-spray, or from mildew and mold. As a first step, make sure there is adequate distance between grade (the ground) and the EIFS (approximately eight inches - see Clearance-to-Grade Inspection below) and that water running off roofs or other items does not drain next to the house. Avoid bare earth near the house, provide good drainage away from the house, and remove vegetation that is near the house and prevents drying of walls. It is a good idea to observe drainage, splashing, and drying conditions during and after a rainstorm.

As with most cladding, north-facing walls often develop stains or mildew. This is not associated with water intrusion problems and may be washed off. In all cases, it is best to consult the manufacturer of your system to get their specific cleaning recommendations. DryvitŪ, for example, recommends a solution of 1 gallon of water, 1 quart of bleach, and 1 cup of trisodium phosphate. They also offer a product called "Sure Klean No. 600" which is combined 20 - 1 with water, and "Sure Klean Ferrous Stain Remover." In general, however, a basic cleaning procedure is as follows:

General cleaning/maintenance guidelines: Cleaning EIFS should generally be done according to specific instructions provided by your EIFS manufacturer. Manufacturers may have available or recommend specific products for general cleaning and/or mold and mildew removal. However, in the case of an unknown manufacturer, the guidelines that follow may be used. In all cases, be sure to test cleaners in a small, inconspicuous area first. Also, be sure that the surface is in generally good condition with no surface damage or missing sealants to avoid water penetration.

As the finish coat of many EIF Systems is noncementitious in nature, washing and cleaning should be done as quickly and carefully as possible to avoid softening of the finish coat. Finish coats can also be damaged by the use of harsh chemicals, strong cleaners, many solvents, and extremely hot water. Only mild, nonabrasive cleaners should be used. A mild liquid detergent is typically safe to use. The surface may be cleaned with a soft-bristled scrub brush - do not use wire brushes or other abrasive tools.

Low-pressure washing (such as with a garden hose) may be used. High-pressure power washers should not be used as they will likely cause damage.

First, pre-wet the EIFS surface, then gently clean with a mild detergent solution applied with a soft brush or low-pressure washer. Then rinse thoroughly with clean water. If mold or mildew stains persist, a 10:1 to 3:1 water-to-bleach solution may be applied with a soft brush, being careful to protect all items that may be damaged by bleach (plants, people, etc.). Wait 5 to 20 minutes (but avoid drying) before rinsing thoroughly with clean water.

Gutters must be inspected to ensure they are not blocked, are securely attached, and are properly sloped toward downspouts. Downspouts must be properly attached, unblocked, and preferably terminate at a point six feet or more away from a house. Correct as necessary.

Current best practice recommends keeping EIFS approximately six to eight inches above grade. This permits visual inspection for termite activity and helps avoid staining of the EIFS caused by back-splash. Check around the house to see that foam boards are approximately eight inches above grade. Due to the construction of the house, it may not be possible for the foam to both cover the framing/sheathing and be located eight inches above grade. It is recommended that a qualified contractor properly remove and terminate portions of the EIFS as required.

Sprinkler Over-Spray: Wetting of wall surfaces, other than by rain or occasional washing, should be avoided. A common problem is that of lawn sprinkler over-spray. This condition should be avoided at all times due to potential water intrusion and staining caused by minerals in the water.

Re-Coating: In some cases, it may be desired to re-coat EIFS by painting or use of other suitable products. Be aware that wall system properties such as water vapor transmission may be adversely affected. It is best to check with your EIFS manufacturer for specific compatible products.

Water intrusion behind the EIFS is not detectable by visual inspection. A moisture test of the substrate is the most reliable method to determine if there are active water intrusion sites. The following documents are available:

The EIFS Review Committee (ERC) has prepared general guidelines for moisture testing of EIFS entitled: Moisture Testing Guide for Wood Frame Construction Clad with Exterior Insulation Finish Systems (EIFS), Version 3.01, August 4, 1998.

In order to confirm that repairs are effective, follow-up moisture testing should be done according to this protocol as well. The document Water Intrusion and Remediation for Wood Frame Homes with Exterior Insulation Finish Systems (EIFS) -- A Question-and-Answer Information Sheet for Home Owners provides guidance for a follow-up testing schedule.