How to Use: Look closely at walls during good light—tap surfaces and check around windows/doors. If available, use a moisture meter if available for hidden damp spots. Ask the owner: “Any past water leaks or mold? Building records?” Mark High (hollow sound, compressed surface, visible damage) risk for barrier EIFS or poor install—recommend pro evaluation. EIFS water issues cause up to 40% of cladding failures (FM Global estimates); mid-1990s North Carolina class-action lawsuit led to $150 million settlements and bans in some states (Architect Magazine 2013). Average repair: $10,000–$50,000 per wall. Prevent with ASTM E2397 (inspection) + International Building Code drainage rules.
THE BASICS: WHAT IS EXTERIOR INSULATION AND FINISH SYSTEM (EIFS)?
EIFS is a multi-layer exterior wall covering that looks like stucco but adds insulation. Developed in Germany in the 1950s for post-war rebuilds, it reached the US in 1969 via Dryvit Systems—first for commercial buildings, then homes in the early 1980s.
How It Works:
- Insulation board (expanded polystyrene foam) glued or nailed to wall base (plywood, concrete, etc.).
- Base coat with fiberglass mesh for strength.
- Finish coat—acrylic plaster for color and texture.
Two Types:
- Barrier EIFS (pre-1997): Seals water out but traps it if it gets in.
- Drainable EIFS (post-1997): Adds gaps/weep holes for water escape.
Why It’s Used:
- Energy-Saving: R-value 3–4 per inch—beats vinyl siding.
- Flexible: Custom shapes/colors for modern looks.
- Market: $1.5 billion US industry (Grand View Research 2024).
Stats: 95% of older US EIFS homes use barrier type (Gainesvilleian 2025); widespread in FL, TX, CA.
THE DANGER: WATER INTRUSION AND TRAPPED MOISTURE
EIFS acts like a "roach motel" for water: easy in, hard out. Cracks, poor seals, or bad install let rain/snow seep behind layers—foam holds it against wood sheathing, causing rot, mold, termites.
- Real Example: 1995 North Carolina suit—209 homes with mold/rot after 1–2 years; $150 million settlements (Dryvit class-action, 2003).
- US Trends: Issues in 20+ states (FL, NJ, OR banned barrier EIFS); 1 in 5 EIFS claims from moisture (AmWins 2025).
- Health/Risks: Mold triggers asthma/allergies (EPA); termites chew framing; repairs tear out walls ($20K+ avg., Central Indiana Stucco 2025).
- Insurance Hit: Many carriers exclude EIFS or charge 20–50% more premiums; 70% deny mold claims (IRM I).
Your Goal: Spot barrier vs. drainable—flag risks to avoid $100K+ claims.
INSPECTION CHECKLIST
VISUAL & TOUCH IDENTIFICATION
- Surface tap: hollow or drum-like sound (foam inside)
- Press test: wall compresses or feels spongy
- Window/door edges: flush or recessed (not protruding like hard stucco)
- Bottom edge: look up (mirror/phone)—see mesh, foam board, or weep holes
- Damage spots: exposed foam or mesh reveals layers
INSTALLATION & DRAINAGE
- Sealants/caulk: intact around windows/doors, no cracks >1/8 inch
- Flashings: metal strips at base/windows divert water out
- Weep screed: at bottom, allows drainage (drainable type only)
- Joints: taped/sealed, no gaps >1/4 inch
- Substrate: over wood? Check for rot signs
MOISTURE & DAMAGE
- Moisture meter: <15% in walls (high = intrusion)
- Stains/mold: water marks inside near walls
- Bubbles/soft spots: finish coat lifting
- Pest signs: termite tubes or ant trails at base
- Age/type: pre-1997? Likely barrier—higher risk
MAINTENANCE & RECORDS
- Inspection log: annual by certified pro (EDI/AWCI)
- Warranty: manufacturer docs (Dryvit/Sto/Parex)
- Repairs: by EIFS-trained contractor only
- Building code: drainage compliant (IBC 2021)
- Insurance note: disclose EIFS for coverage
QUESTIONS TO ASK OWNER
- “Building records—EIFS type (barrier or drainable)? Install date?”
- “Any water leaks or mold inside walls? Repairs done?”
- “Annual inspections—who and when last?”
- “Insurance ask about EIFS? Any exclusions?”
- “Around windows—caulk refreshed yearly?”
RISK LEVELS
- High = Barrier EIFS, hollow/compressed walls, moisture >15% → Suggest attention immediately, fix now
- Medium = Drainable but cracked seals, no logs → Fix in 30 days
- Low = Modern drainable, sealed, annual checks → Best practice
RECOMMENDATIONS For suspected EIFS: “Your walls use Exterior Insulation and Finish System—prone to trapped water if barrier type. Contract a certified inspector (Exterior Design Institute) for moisture scan and drainage check. (Cost: $500–$1,000).
LCA Certified Inspector “Tap it. Probe it. Protect it.”
Resources:
- EPA Moisture Control Guide
- ASTM E2397: EIFS Inspection Standard
- EIFS Industry Members Association (eima.com)
- Video: “Stucco and EIFS Inspection Tips” (YouTube)
Disclosure: This guide highlights common risks but is not exhaustive. Always verify local codes and carrier guidelines.