Inspections on Stucco and EIFS Claddings
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The purpose of this inspection is to inspect condition
of the Stucco or EIFS and the wood wall components behind the
cladding. A typical inspection would include;
The
inspection may include several pieces of equipment. First the
walls were scanned with a Tramex Wet Wall Meter for general
moisture levels (available on EIFS applications only). The meter
indicated higher relative moisture readings in numerous areas
around the home. The areas that tested at 80 - 100% of Relative
Moisture are then further tested with a Delmhorst Deep Wall
Meter for actual elevated moisture readings. All areas that
would be tested with the Delmhorst meter are then also tested
with a Structural Resistance Tester (SRT) for the condition
of the substrate in that area. The SRT test the strength of
the substrate in pounds per square inch (PSI). All structural
materials exceed a 50 PSI rating unless the material has been
degraded by moisture or other previous damage.
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
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