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Exterior
Insulation and Finishing Systems
What are EIFS?
Exterior
Insulation and Finish Systems (EIFS) are multi-layered exterior
wall systems that are used on both commercial buildings and
homes. EIFS were introduced in the U.S. almost 30 years ago and
were first used on commercial buildings and then later on homes.
EIFS typically consist of an insulation board make of
polystyrene foam (which is secured to the exterior wall surface
with an adhesive and/or mechanical attachments), a
water-resistant base coat applied on top of the insulation and
reinforced with fiberglass mesh, and a finish coat typically
using acrylic co-polymer technology. This type of system is
often referred to as artificial stucco.
The potential
problem with EIFS...
The potential
problem with EIFS is that moisture can get trapped behind the
highly water resistant material with no way out. This can cause
the framing to rot and foster the growth of mold
between the exterior
and interior walls. Damp and rotting wood is also a prime target
for subterranean termites. It should be stated that the
potential for these conditions exist with any type of exterior
siding product be it brick veneer, wood, or vinyl siding. The
potential for this condition with EIFS however can be
exacerbated by its superior water resistance. Once moisture gets
in, regardless of its origin, it usually has no escape.
The main locations where
water tends to infiltrate into the framing structure of a
building using an EIFS is around doors and windows, where the
roof connects to the EIFS (roof flashing), and below extended
exterior deck connections. Also, any moisture from within the
home trying to find a path out will likely be thwarted by the
EIFS.
The EIFS industry has been
plagued by class action, and individual lawsuits (particularly
in humid climates). The public’s confidence in the products
have been shaken to say the least. The lawsuits contend that the
problem is with the nature of the product and the manufacturers
contend that sloppy installation and poor maintenance are the
culprits.
Regardless of who is “right”,
its clear that homes with EIFS require special scrutiny during
inspection.
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