EIFS Siding

[cyfanbr]

So… wife and I put an offer on a beautiful house that we were hoping would be the house for us to grow our family in. Our offer was accepted and today was the inspection.

House has EIFS siding which I was not familiar with until today. Inspector pointed a couple cracks and a couple places where there was some minor collision damage to the siding. Recommend that we get it inspected by someone EIFS certified and to also get an estimate for what repairs would be.

Sounds like EIFS siding may have a high risk to trap moisture and cause damage to the house. I’m very hesitant now… am I over reacting or is this a real concern for those that have experience with EIFS?

House was build in 1995.

 

[BoxsterCy]

Just my opinion:

I built a big addition in 2000 and did traditional stucco. At the time the the whole stucco industry was in an uproar up here in Minnesota because of the new insulated stucco system methods resulting in damages and lawsuits. Put all stucco under the microscope so I was pretty diligent in sticking with the old tried and true stucco the original house had. The portion of the house I dem'd had 40 year old stucco and not a hint of any moisture damage which was pretty reassuring.

Friend just withdrew an offer this summer after the inspection of the EIFS sided house he was going to buy showed extensive hidden moisture damages in the walls that was in the $100k neighborhood to repair. The owners, elderly couple looking to downsize, where devastated. I won't touch an EIFS sided house, just too many variations and too much shoddy construction for my risk comfort level.

For sure you need a detailed inspection for hidden moisture damage by someone experience in EIFS and the different types of EIFS as "EIFS" covers a bunch of "stucco" systems.

 

[ia8manfan]

Run away as fast as you can.

Both EIFS and newer Stucco (built in last 20 years) are huge problems, especially here in the Philadelphia region where it was widely used until a few years ago. Here's a good investigation on it:

Water damage from bad construction destroys homes and dreams

The housing boom of the 2000s led to fast construction. But with lower-quality materials, faulty work, and lax oversight, hundreds of Philly-area families face damage "of epidemic proportions."

www.inquirer.com

After this story came out we noticed issues on our Stucco house and long story short, we had to remediate at a cost north of $300k and are taking our builder to court.

 

[NWICY]

Run away as fast as you can.

Both EIFS and newer Stucco (built in last 20 years) are huge problems, especially here in the Philadelphia region where it was widely used until a few years ago. Here's a good investigation on it:

Water damage from bad construction destroys homes and dreams

The housing boom of the 2000s led to fast construction. But with lower-quality materials, faulty work, and lax oversight, hundreds of Philly-area families face damage "of epidemic proportions."

www.inquirer.com

After this story came out we noticed issues on our Stucco house and long story short, we had to remediate at a cost north of $300k and are taking our builder to court.

Damn that's rough, good luck on getting your reimbursement.

 

[danvillecyclone]

“Recommend that we get it inspected by someone EIFS certified and to also get an estimate for what repairs would be.”

You have your answer right there.

 

[cedarstrip]

I have a friend who has been moved all over the country for work, the houses he buys can be bought by the company on his next transfer if they don't sell in a timely manner. Houses with EIFS do not qualify for the buyback program.

 

[cyfanbr]

Thanks folks. Currently working on getting the EIFS inspection schedule. In my head even if the inspection goes well then I still have concerns about it staying problem free until we sell the house again some day… read online that some recommend having it inspected frequently, so that you can stay ahead of any issues.

 

[Drew0311]

So… wife and I put an offer on a beautiful house that we were hoping would be the house for us to grow our family in. Our offer was accepted and today was the inspection.

House has EIFS siding which I was not familiar with until today. Inspector pointed a couple cracks and a couple places where there was some minor collision damage to the siding. Recommend that we get it inspected by someone EIFS certified and to also get an estimate for what repairs would be.

Sounds like EIFS siding may have a high risk to trap moisture and cause damage to the house. I’m very hesitant now… am I over reacting or is this a real concern for those that have experience with EIFS?

House was build in 1995.

Make sure your insurance company will write a home with that tupe of siding. My old insurance company that I sold for won't do it, one of the ones at my current company won't write it. The rest will. So make sure you check with them.

 

[RamClone]

Retired commercial underwriter here; companies I worked for would not knowingly insure contractors who installed EIFS. Period.

 

[Cycsk]

This thread has been very educational. Looking forward to see if any builders will defend using this kind of siding.

 

[CYEATHAWK]

EIFS is a fantastic product. The mistake as usual is those installing it either not knowing, or knowing and just not wanting to take the time to do it right. And it's given the product a terrible rep.


You cannot just put it over TYVEK. You need to wrap your house in the old way, #15/30 tar paper then a gap on top of that called a "rainscreen" to give the moisture that gets trapped behind the foam board a place to evacuate. Basic terms.........tack up 1x4 over the house wrap to each stud. Then install the foam substrate onto the 1X4's. It also needs to a minimum above grade (usually 8 inches) and 2 inches off of roof lines. That prevents wicking of moisture. It's not difficult if one knows, and/or is willing to take the time to do it right.

I prefer installing the old style metal, or today plastic lath with 3/4 coat hard lime stucco. It looks better.........longer and is much easier to repair. But that's just me because EIFS, or DryVit when done correctly insulates better and will look good long enough.

 

[cyfanbr]

EIFS is a fantastic product. The mistake as usual is those installing it either not knowing, or knowing and just not wanting to take the time to do it right. And it's given the product a terrible rep.


You cannot just put it over TYVEK. You need to wrap your house in the old way, #15/30 tar paper then a gap on top of that called a "rainscreen" to give the moisture that gets trapped behind the foam board a place to evacuate. Basic terms.........tack up 1x4 over the house wrap to each stud. Then install the foam substrate onto the 1X4's. It also needs to a minimum above grade (usually 8 inches) and 2 inches off of roof lines. That prevents wicking of moisture. It's not difficult if one knows, and/or is willing to take the time to do it right.

I prefer installing the old style metal, or today plastic lath with 3/4 coat hard lime stucco. It looks better.........longer and is much easier to repair. But that's just me because EIFS, or DryVit when done correctly insulates better and will look good long enough.

That’s what I’ve found in my research as well. Most of the issues come from poor installation. Just don’t know how common poor installation really is.

We are requesting the EIFS inspection to the sellers. We will see what they say. I think there is a chance they walk away from our offer, but we will.

We really loved the house, but I’m not willing to buy it without a good inspection done to the siding.

 

[CYEATHAWK]

That’s what I’ve found in my research as well. Most of the issues come from poor installation. Just don’t know how common poor installation really is.

We are requesting the EIFS inspection to the sellers. We will see what they say. I think there is a chance they walk away from our offer, but we will.

We really loved the house, but I’m not willing to buy it without a good inspection done to the siding.

Common enough that many companies will not insure a house with EIFS.

Will they walk away because the offer is too low.......or because you want the EIFS inspected?

Unless it was done right, there is really no way to tell if damage had already started. EIFS, for the lack of a better term is fake stucco. And like vinyl siding, it hides any damage or rot underneath because water does not have any effect on it. The house is almost 30 years old. So unless their test includes removing some in a area, like under a window......I'm not so sure that a moisture test will tell the entire story.

I'm not trying to discourage you, and it's too bad because along with a nice look......it's the best insulating exterior cladding you can get. It's a little hard to repair as far as matching , being a latex product over foam board. But nothing can beat it for insulating properties.

See what the inspectors say and if your insurance company has no problem.......go for it. Because the other side of the coin is that if there isn't any damage after 30 years........if may never happen. And the beauty of the finish being a latex product if you get tired of the color, you can always have it painted. It's a very good exterior cladding. Just way too many home builders not willing to take the time to do it right. Good luck.

 

[cyfanbr]

Common enough that many companies will not insure a house with EIFS.

Will they walk away because the offer is too low.......or because you want the EIFS inspected?

Unless it was done right, there is really no way to tell if damage had already started. EIFS, for the lack of a better term is fake stucco. And like vinyl siding, it hides any damage or rot underneath because water does not have any effect on it. The house is almost 30 years old. So unless their test includes removing some in a area, like under a window......I'm not so sure that a moisture test will tell the entire story.

I'm not trying to discourage you, and it's too bad because along with a nice look......it's the best insulating exterior cladding you can get. It's a little hard to repair as far as matching , being a latex product over foam board. But nothing can beat it for insulating properties.

See what the inspectors say and if your insurance company has no problem.......go for it. Because the other side of the coin is that if there isn't any damage after 30 years........if may never happen. And the beauty of the finish being a latex product if you get tired of the color, you can always have it painted. It's a very good exterior cladding. Just way too many home builders not willing to take the time to do it right. Good luck.

Yes, because of the inspection.

Nice house and very well priced. Now that we are asking for the inspection I think they could think “nah we will walk away from your offer” as they could probably get another offer quickly and potentially from someone that won’t ask for the inspection.

 

[CYEATHAWK]

Yes, because of the inspection.

Nice house and very well priced. Now that we are asking for the inspection I think they could think “nah we will walk away from your offer” as they could probably get another offer quickly and potentially from someone that won’t ask for the inspection.

Wow! Well good luck selling the house then. Because unless they find a cash buyer........I think almost every mortgage company orders an inspection. Let alone getting it by the appraiser.