3 July EIFS Stucco Systems: A Cause for Concern? July 3, 2024 By Melisa Rana Commercial Inspection, Property Investment, Property Maintenance exterior maintenance, safety, save money 0 EIFS STUCCO SYSTEMS: A CAUSE FOR CONCERN? July 3, 2024 | Commercial Inspection, Property Maintenance, Property Investment | exterior maintenance, save money, safety For every house, condominium, industrial complex, hotel, and convenience store, the number one source of concern is the same: water intrusion. Water has a terrible knack for worming its way indoors, finding or causing even the most miniscule cracks that grow and compromise a building's integrity. Though it may sound surprising, architects and engineers have spent countless hours over the years designing ways to keep water where it belongs and protect occupants from health hazards like mold. Of all the features of water management that buildings have, none face the same relentless assault as exterior siding. EIFS synthetic stucco is one type of siding that has become increasingly common for commercial properties, but property owners who have investigated this exterior wall system may have encountered some alarming stories. So, what's the deal? Should property owners with EIFS exterior walls be worried? Should investors looking to expand their portfolios steer clear of properties with EIFS? Let's discuss! What is EIFS Stucco? EIFS stands for Exterior Insulation and Finish System and refers to a type of exterior siding that gained prominence throughout North America after World War II. Similar to traditional stucco, EIFS is composed of multiple layers and offers similar aesthetic and textural options. However, EIFS is a more complex system. Typically starting with a water-resistant barrier, EIFS stucco commonly incorporates insulation board, fiberglass reinforcement, and a final, crack-resistant acrylic coat. The result is a wall system with a natural R-value of around 5, leading to improved energy efficiency and reduced heat loss compared to regular stucco. While every commercial property inspection should include identification of exterior wall materials, owners and managers unsure about whether they have EIFS can perform two simple tests. First, gently knock on the exterior wall. A hollow sound may indicate an EIFS drainage stucco system. Second, try leaning and pressing a hand against the exterior wall. Traditional stucco should be firm, while EIFS systems may yield slightly. Why was EIFS Stucco Controversial? EIFS synthetic stucco walls offer many benefits but require specialized expertise for proper installation. This is where some of the negative reputation of EIFS originated. Incorrectly installed EIFS exteriors can fail to function as intended, allowing water penetration. The more complex installation process of EIFS exteriors has led to issues, particularly around joints, transitions between materials, door frames, window sills, and other intersection points. These problems were frequently encountered in the residential sector, resulting in lawsuits and claims of defective siding since the 1990s. Common issues related to water intrusion, such as mold, pest infestation, premature wall degradation, bubbling, and cracking, have given EIFS a worse reputation than it deserves in some circles. Perhaps due to this reputation, its use in the residential market has declined. The Verdict: Should Property Owners be Concerned? Today, EIFS wall systems are commonly found in commercial buildings, and this should not be a cause for concern for property owners, managers, or investors as long as the systems are in good condition and were installed correctly. As with any exterior wall system, regular inspection and maintenance are crucial for preventing minor problems from escalating into major issues. EIFS exterior systems have improved over the years and, as always, success or failure is reliant on both product quality and installation quality. If you believe your commercial property has EIFS exterior walls and want to check on its condition, contact National Property Inspections for an unbiased examination. For all your commercial property inspection needs, call NPI before you buy! Comments are closed.