EIFS, or Exterior Insulation and Finish Systems, is a type of synthetic stucco that was popular for its affordability and aesthetic appeal. However, homes built around 2006, and particularly those built in the mid-1990s, with EIFS cladding have a higher risk of water damage. Here’s why and what you should know.
What is EIFS Stucco?
EIFS is a multi-layered exterior wall system consisting of:
- Insulation board (usually polystyrene)
- Adhesive and fasteners
- Reinforced base coat
- Finish coat (giving the stucco appearance)
Why is EIFS a Concern, Especially Around 2006?
- EIFS, when improperly installed, can trap water behind the cladding, leading to wood rot, mold, and structural damage.
- The problems aren’t necessarily with the EIFS material itself, but with how it’s installed. Poor flashing, improper sealing, and lack of adequate drainage are common issues.
- Homes built around the mid-1990s and into the early 2000s are particularly vulnerable due to less stringent building practices and the product’s relative newness to residential construction.
How to Identify EIFS
- EIFS often feels softer and more hollow than traditional stucco.
- It may have a smooth, uniform appearance, lacking the granular texture of traditional stucco.
- A professional building inspector can identify EIFS and assess its condition.
What Can You Do?
- Have your home inspected by a qualified professional to assess the condition of the EIFS.
- Ensure proper sealing and caulking around windows, doors, and other penetrations.
- If possible, consider adding drainage systems to help water escape.
- Ensure proper flashing is installed around windows, doors, and roof intersections.
- Review your homeowners insurance policy to understand any exclusions related to EIFS.
Conclusion
While EIFS can be a viable cladding option, homes built around 2006, and especially those from the mid-1990s, require careful attention to potential water damage risks. Proper maintenance and inspection are crucial to protecting your investment.