EIFS and Stucco Inspection

General Stucco Information
TYPES OF STUCCO
CARE AND MAINTENANCE

TYPES OF STUCCO

Exterior Insulation and Finish Systems
Sometimes referred to as synthetic stucco, the materials used to form EIFS vary from manufacturer to manufacturer. EIFS is broken down into two classes, Class PB(polymer based) and Class PM (polymermodified). Class PB is the most commonly used of the two, especially on residential. Figure 1 shows the typical makeup of an EIFS system, although this can vary. The EIFS can be adhered directly to the substrate or mechanically fastened.
An adhered EIFS is typically considered a "barrier" type cladding system. These systems do not have any built-in drainage capabilities for incidental moisture. Rather, the design intent was that no moisture should ever get behind the stucco. If water does leak behind the stucco, it can become trapped. The only way out many times is through evaporation: a slow process for an enclosed wall cavity with EPS foam. In a wet climate, it may never have a chance to dry out between rains as long as the leaks continue. Mold, mildew, wallboard damage, rotten sheathing and studs, carpenter ants, and termites can all result, depending upon how long it has been leaking. When these systems utilize oriented strand board (OSB) as the substrate for the stucco, which is common in the residential market, the potential for more serious water damage increases. EIFS that are mechanically fastened can have some ‘drainage’ capability if a properly installed moisture barrier system is present and adequately tied into critical details such as windows, doors, flashings, penetrations, etc. (This is difficult to verify after EIFS installation is complete.) However, structures with improperly installed barrier systems tend to experience the same damages of a structure without any barrier system. Some EIFS have been found to leak from construction onward due to improper installation of stucco, flashings and sealants and/or leaky windows and doors. Not all EIFS buildings leak, but they do all require that critical details be properly maintained for continued protection from water intrusion. Even small amounts of leakage over time can cause significant damage to the structure, many times hidden until the damage is severe.

Each manufacturer publishes details to guide the stucco applicator, sealant contractor, builder and architect. These details may vary slightly from manufacturer to manufacturer. EIMA, the EIFS Industry Manufacturers Association, publishes a detail guide for the entire EIFS industry.

Traditional Hard Coat Systems:

Although these systems have been in use for many decades, in recent years it has become popular to place these systems over wood sheathing and studs. The systems makeup is generally studs, sheathing, felt paper or other moisture barrier, reinforcing lath, scratch, brown and finish coat. The scratch, brown and finish coat are usually cementitious (many use acrylic finishes), mixed in the field, and applied to a thickness of about one inch.

Hard coat systems are also susceptible to moisture damage if not properly applied, caulked and flashed; in this respect, it is no different than EIFS. Again, systems with OSB (oriented strand board) sheathing tend to experience more severe damage when leakage occurs.

One disadvantage of traditional hard coat stucco is that it is more susceptible to cracking than synthetic stucco due to expansion and contraction. For this reason, ASTM calls for expansion joints every 144 square feet, as well as between floor lines and at the corners of windows.

Water Management or Drainable EIF Systems:

Water management systems typically use a drainage plane behind the stucco coupled with perforated starter strips at the bottom of the walls and under windows to allow any incidental moisture to weep to the outside of the wall. Once the moisture drainage system is properly installed, the installation of the EIFS is less critical. Problems can still occur, however, if the drainage system is not properly installed (difficult to verify after completion of EIFS application).

CARE AND MAINTENANCE

Is stucco a good cladding system?

Yes, as long as construction defects, if any, are properly repaired and the system is well maintained, it should provide good long term performance. There is no such thing as a permanently maintenance free exterior cladding system. Leak problems occur in all types of cladding systems, including brick and vinyl siding. The only difference is that with stucco, the maintenance is more critical. The sealant joints are your first line of defense.

No matter what the exterior cladding, water intrusion must be prevented at all costs, due to its destructive nature.

Care and Maintenance:

The beautiful architectural designs made possible by synthetic stucco systems make these homes very desirable and marketable. It is critical, however, to carefully maintain these systems to prevent water intrusion and deterioration. With the proper care and maintenance, your stucco system should give you many years of beauty and function. It is very important that the five following steps be followed to protect your investment.

Annually inspect all sealant around windows, doors, penetrations through the stucco, stucco transitions (such as stucco to brick, stucco to stone), and stucco terminations (at roof, at grade, at patios or walkways). Arrange for prompt repair of any areas of caulk that is split, cracking, crazing or is losing adhesion. Also, promptly repair any cracks in the stucco.

Any leaks, cracks, areas of discoloration, mold or mildew should be promptly investigated by a certified EIFS inspector. Repairs should be proper and prompt.

Anytime you make a penetration through the stucco such as to mount a satellite dish, add shutters, new wiring, cables, plumbing, security systems, etc., the perimeters must be sealed with a quality sealant approved for EIFS.

Modifications, additions or renovations (including roof replacement) to the structure of any kind should be inspected by a qualified EIFS inspector to ensure waterproofing of critical details is properly performed.

Periodic cleaning of the stucco is necessary to maintain its appearance and prevent permanent staining. Pressure cleaning equipment must be calibrated to the stucco manufacturer’s recommended pressure level (low) to prevent damage to your stucco. Select a firm with experience in cleaning these EIFS systems.

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