More about EIFS
and Stucco
Stucco claddings:
Applications use a cement based product that is
applied over a metal wire reinforcing system. the
stucco is applied in one or more layers of the
product up to and including the finishing coat. The
stucco is mechanically attached to the substrate
wall (usually Oriented Strand Board - OSB or
plywood). The substrate wall is screwed or nailed to
the stud supports of the structure. A weather
barrier to protect the wood wall is required for all
stucco applications. This type of wall system
requires the special caulking detail to seal the
system. The inspection of these type of systems take
more time because the holes must be drilled through
the stucco so the cost is slightly higher.
Exterior Insulation and
Finish Systems (EIFS):
Can be divided into several
types of systems. The most common classes of the EIF
systems are Polymer Based (PB) and Polymer Modified
(PM). Type PB EIFS are the most common type. The
vast majority of Type PB EIFS consist of
adhesively-attached expanded polystyrene (EPS)
insulation and glass reinforced synthetic surface
coatings. The EPS is adhesively attached to the
substrate wall (usually Oriented Strand Board - OSB
or gypsum board). The substrate wall is screwed or
nailed to the stud supports of the structure. Once
the EPS is in place, the base coat is applied in a
continuous layer to the EPS and a reinforcing mesh
is embedded in the base coat. A finish coat (which
can be varying colors and textures) is then applied.
EIF systems:
Can also be categorized by design: (1) Barrier-type
and (2) Drainable-type. The first design,
barrier-type, relies entirely on the
outside/exterior surfaces of the system to prevent
penetration of water into the structure. The design
intent is to seal the outside surface in order to
prevent water from intruding beyond the surface and
into the substructure. Flashing, sealants and
termination details are critical to the barrier
design because the design does not account for water
leakage and has no internal drainage mechanism. If
water or moisture penetrates beyond the surface of
the cladding, it becomes trapped behind the system;
the only way out of the wall is through the slow
process of diffusion through the interior and
exterior walls. This can raise the humidity levels
in the structure above the minimum level necessary
to support fungal growth that would consume the wood
based cellulose materials that form the structural
members of the building
The
second EIF system is called a Drainable-type system:
This design utilizes one or more moisture drainage
planes or systems to keep the water sensitive
substrate and structure dry by providing a mechanism
for the drainage of water out of the system in the
event that moisture penetrates the outer surface.
Unlike a barrier-type system, the drainable system
incorporates the presence of an internal (secondary)
weather/moisture barrier and means of draining water
to the exterior of the system. Drainable EIF systems
were not widely used in residential construction.
Barrier-type EIF systems:
No longer being used in residential construction.
The 2000 International Residential Code (IRC) now
requires that all EIFS shall have a
weather-resistant barrier applied between the
underlying water sensitive building components and
the exterior insulation, and a means of draining
water to the exterior of the structure. The IRC
requires that the weather resistant barrier shall be
compliant with ASTM 226 Type 1 requirements.
Stucco Inspections
Minimum $450
.20¢ / sqft
EIFS Inspection
Minimum $450
.18¢ / sqft
All square footage is calculated on
living area plus garage.
Learn more about the
Problem with EIFS
