EIFS - 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 made 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.
EIFS System Components
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.
