Masonry Magazine October 1997 Page. 35
Improper flashing
Problem areas include flashing at chimney/roof intersections; flashings at crickets and sides of chimneys; and roof eave/wall plane intersections. Signs of leaks include staining or fading of the coating color, or mildew that is present on sidewalls just below the eaves or intersections of flashings.
Damaged areas near
pedestrian or other activity areas
Impact damage that exists along pedestrian walkways, near loading docks, playgrounds or other areas can allow water to get behind the EIFS.
Staining and discoloring
of of the finish tint at window and door openings
Water leaks at window and door openings, especially below the lower corners on both sides of openings, will often change the color of the finish tint, or support the presence of mildew or other living organisms on the surface again, signs of unwanted water leaks.
Cracks in the surface coatings
Cracks in the coatings emanating from the corners of door and window openings, or at roof eave/wall plane intersections, may also allow water to penetrate the cladding system
Signs of Frowning
Frowning is a phenomenon where
ATTENTION!
Dear NIHBA Builders:
As you may know, synthetic stucco, the building product known as "EIFS (for exterior insulation finishing system)" has spawned a flood of homeowners complaints and lawsuits nationwide, especially in the southwest. Numerous class action lawsuits have been filed on behalf of EIFS homeowners against EIFS manufacturers, and well over 100 lawsuits have been filed by individual EIFS homeowners against builders. North Carolina building officials have effectively banned the traditional "barrier system" in residential use and Georgia state officials are scheduled to do the same this fall. Despite the adverse publicity surrounding EIFS, some builders still may not know the facts about the problems associated with EIFS systems. Given these problems, it makes no sense for builders to use this product without carefully considering all the facts.
Unlike other cladding systems, when water penetrates the EIFS system, often near windows and other joints, the water escapes too slowly through the acrylic finish coat, often leading toward rot and other problems. It may take years for the damage to be noticed, by which time, the unhappy homeowner may be facing extensive repair costs and may also complain that the home has lost value.
Although the EIFS manufacturers claim that the problem is caused by poor construction by builders, high quality construction techniques do not appear to solve the EIFS problem. Many "high-end" builders have been surprised when inspections showed that their apparently dry house, built with high quality windows, had in fact suffered wood rot or showed elevated moisture levels. Remember, it is usually not the builder who applies the EIFS system, but rather a manufacturer-certified subcontractor. Some experts have concluded that the problem lies with the design of the EIFS system itself and its incompatibility with existing construction techniques. Nonetheless, if a problem develops, it is the Builder's reputation that will suffer, and it is the builder whom the homeowner will call first.
In addition to these performance issues, there are other facts the builder should consider before deciding to use EIFS. The builder's insurance policy may not cover EIFS homes; several insurance companies specifically exclude homes built with EIFS after a certain date. At least one bank will not provide mortgages on EIFS homes. In addition, a leading window manufacturer has notified its customers that its warranty will exclude coverage for windows installed in EIFS homes. Finally, some real estate agents are refusing to show EIFS homes or feel that the presence of the EIFS system must be disclosed to buyers.
Some EIFS manufacturers are developing and testing new EIFS systems, for example, a drainable system that would allow water to escape, like a traditional cladding system does. But their effectiveness over time is yet to be established. Moreover, it is uncertain whether the EIFS manufacturers have instituted adequate quality control procedures for their distributors and applicators.
NAHB's EIFS Task Force is involved in a formal mediation effort with the class action property owners, numerous EIFS manufacturers, and builders' and manufacturers' insurers, that is aimed at resolving the EIFS lawsuits. As part of these negotiations, considerable resources have been devoted to developing a cost-effective method for repairing EIFS problems that will address homeowner concerns.
While the EIFS negotiations continue, the message to be conveyed to builders is be a smart consumer. Learn the facts about EIFS. Protect your greatest asset your reputation as a quality builder. The NAHB Research Center operates the "Home Base Hotline" which can assist builders with technical questions about EIFS. The number is (800) 898- 2842.
Sincerely,
H. Daniel Pincus, President NAHB