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Home Inspection |
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Exterior Insulation and Finish Systems (EIFS) are
multi-layered exterior wall systems that are used on both commercial
buildings and homes. They provide superior energy efficiency and offer much
greater design flexibility than other cladding products.
EIFS typically consist of the following components:
- insulation board, made of polystyrene foam, which is secured to the
exterior wall surface with adhesive and/or mechanical attachment.
- a durable, water-resistant base coat, which is applied on top of the
insulation and reinforced with fiber glass mesh.
- an attractive and durable finish coat which is both colorfast and
crack-resistant.
The original EIFS was designed to be a complete
water barrier system, theoretically 100% waterproof. Unfortunately, no
provision was made to drain water that may penetrate a barrier EIFS. Without
the ability to drain water, moisture gets trapped within the wall cavity.
Eventually, your home absorbs this moisture. From there, it is only a matter
of time before adjoining materials begin to decay and rot.
If you own a house clad with EIFS, you should immediately take steps to
determine if you have problem. The first thing you should do is visually
inspect the exterior of the house. The inspection should generally include
the following:
- Carefully observe the exterior of the EIFS for any bulges or cracks.
- Carefully observe the sealant/caulking joints around windows and doors
for any cracks, no matter how small. Water can infiltrate through the
tiniest of cracks.
- 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 flashing".
- 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.
- Contact a company that performs moisture intrusion tests to examine
your house.
Eblis Partners can do all of the
above.
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