If
you own a house clad with EIFS, you should immediately
take steps to determine if you have a problem. The first
thing you should do is visually inspect the exterior
of the house, townhouse, condominium, etc. The inspection
should generally include the following:
1.
Carefully observe the exterior of the EIFS for any bulges
or cracks. A bulge may indicate that the EIFS coatings
have become delaminated or detached from the EPS board
(expanded polystyrene board). Cracking may have been
caused by a number of factors including movement of
wood members of the structure, causing joint movement
and cracking of the EIFS.
2.
Carefully observe the sealant/ caulking joints around
windows and doors for any cracks, no matter how small.
(If you don't have sealant/ caulk joints around your
windows or doors, this is in violation of the EIFS manufacturers
specifications).Water can infiltrate through the tiniest
of cracks. Probe the wood with a blunt object to see
if it feels rotten. Look for staining or streaking underneath
the windows. Check to see if the EIFS appears even slightly
discolored underneath the windows. If you observe any
of the foregoing, there is a good chance that water
has infiltrated into the wall assembly around the windows
or doors. Click here to view example
3.
Observe the areas of the house where the EIFS meets
the roof line. At areas where roof angles meet the EIFS
there should be "kick out flashings". Kick out flashings
are special flashings that are critical to divert water
that runs down the roof away from the EIFS. In general,
the flashing looks like a bent piece of metal that protrudes
out of the EIFS at areas where the roof meets the EIFS.
Often these critical flashings are missing. If so, there
is a very good likelihood that water is flowing into
the wall cavity at that juncture. Click here to view
example
4.
Does the EIFS terminate into the ground at any area
around the structure? If so, there is a very good likelihood
that water is "wicking up into the structure". This
also creates a virtual highway for termites to travel
undetected up into the wall assembly.
5.
After you have performed the foregoing, take pictures
and create a diary of your observations! We are all
familiar with the saying that a picture speaks a thousand
words. Proper documentation of a potential claim is
very important. Also, when you noticed or discovered
problems is also important for ascertaining the insurance
coverage of potentially responsible parties. Click here
to view example
6.
Contact a company that performs moisture intrusion tests
to examine your house. You can check out the other related
links portion of the web page for companies that perform
this service. Very roughly speaking, this service costs
less than $500. The moisture intrusion company will
probe your house for elevated moisture. The probing
is typically performed with a Delmhorst meter. This
meter measures the percentage moisture in the wood.
The probe of the meter is inserted through the EIFS
to the wood substrate. The probe is small and typically
no damage is done to the EIFS as a result of the probing.
The probe holes are sealed after the probing. Some companies
have more sophisticated probing devices that are nonevasive.
Ask the company about their equipment. The probes are
typically taken around the structure underneath windows,
around doors and decks, at roof eaves, etc. The company
will generate a report. Readings of 20% or higher are
referred to as "elevated" and are problems. Readings
of greater than 30% are severe problems, and readings
over 50% probably indicate stained and rotting sheathing
underneath the EIFS. If the report indicates elevated
readings, you should promptly consider options to deal
with the problem.
If
you own a house clad with EIFS, call Diamond Hasser
& Frost toll free at 1-800-562-3362.
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