Similarly, what is the problem with EIFS? The problems with barrier EIFS cladding all stem from water intrusion.
These problems include moisture accumulation in the wall cavity, subsequent wood damage and, in more advanced cases, mold growth and the infestation of pests such as carpenter ants or termites. In the late s , EPS and synthetic resin materials were first used together.
They were first used on commercial buildings, and later, on homes. EIFS buildings should not be painted like most surfaces. EIFS surface is an elastomeric or silicone-based coating; regular latex paint will not adhere properly and peeling may result.
Some coatings can substantially change the water vapor transmission characteristics of the EIFS and trap moisture inside. Does EIFS crack? Some EIFS laminas crack sooner than others, but they all eventually crack. The cracks are due to hygric and thermal stresses, embrittlement due to aging, and building movement. The cracks in EIFS laminas are often found initially at reveals and at window openings. Can you pressure wash EIFS? EIFS can be safely cleaned by professionally trained technicians using responsible levels of water pressure and balanced cleaning agents.
Unskilled power wash operators tend toward use of high pressures or harsh chemicals, either of which can damage the finish coat of the material. European concrete or masonry substrates can function as exterior walls without the EIFS. European EIFS tend to have thicker and coarser finishes, which provides for better waterproofing. The systems used in Europe also feature the use of less portland cement and a higher resin content in the base coat, giving the system more flexibility and water resistance, albeit at greater cost.
During the oil crisis of the early and mid s, EIFS becomes popular with energy-conscientious builders and buyers, who sometimes see energy bills halved. EIFS began by being used almost exclusively in the commercial building market, and was only gradually adopted for use in homes.
By , EIFS cladding accounted for one-half of 1 percent of the residential housing market, and by nearly million square feet 18,, m2 of EIFS were being installed annually on exterior walls in North America.
Also, in , the industry suffered a setback when a number of EIFS clad homes in the Wilmington, North Carolina area were discovered with moisture damage behind the cladding. The damage was caused by poor construction detailing and practices, principally, the omission or improper installation of flashing in violation of minimum standards of construction set forth in building codes.
A federal and several state class action lawsuits were filed, only one of which was certified in the State of North Carolina. The North Carolina class action was settled by manufacturers.
While the original problems were discovered first in North Carolina, it is really a nationwide issue. The cause of the moisture accumulation is rain water intrusion from a combination of factors including: improper sealing at joints and around windows, doors, and other penetrations; improperly sloped horizontal EIFS surfaces; inadequate flashing at roof lines, dormers, decks, etc. EFIS provides many advantages that other exterior finishes and sidings do not.
Chief among these are superior energy efficiency and great design flexibility. One should bear in mind that an EIFS system is a non-structural component of the wall. In other words, it is not designed to be weight bearing. Most early EIFS employed a face seal approach to rainwater management, and was thus very susceptible to failure. Because of these early problems, most EIFS now incorporates some sort of a drainage plane to allow for moisture drainage. Newer installations incorporating this design could be considered concealed barrier systems.
However, due to the nature of the product and the realities of the construction process, even newer drainage EIFS systems can experience problems:. The design of EIFS, unlike other systems brick, stone, siding, etc. The problem is water intrusion and entrapment in the wall cavities. The moisture can sit in contact with the sheathing for a prolonged period and rotting may result. Damage can be serious. While a brick or stone wall will contain an internal drainage plane behind it and weep holes along the bottom edge to allow for water drainage, moisture intruding into the EIFS wall cavities is more damaging because it cannot readily escape back out through the waterproof EIFS exterior as quickly as it can through brick veneer, stone, or cement stucco, leaving the internal sheathing and wood framing vulnerable to rot and decay.
But, here is where the system begins to break down, because unfortunately, the manufacturers failed to take into account the realities of residential construction:. Most wood-framed residential homes require a secondary weather barrier to be placed over the sheathing before the exterior cladding is installed. This barrier protects the home from incidental water intrusion and allows moisture to exit the home by traveling on top of the barrier, keeping the sheathing and structural members relatively dry.
Eliminating a barrier and rendering a substrate unprotected invites trouble, no matter what type of exterior cladding is used. Due to the design of the EIFS, a majority of EIFS clad homes built before do not have a secondary weather barrier placed over the exterior sheathing. A large number of EIFS applications use an adhesive to fasten the two-foot by four-foot insulation boards to the sheathing.
If an adhesive is used to hold the insulation boards to the sheathing, then a secondary weather barrier cannot be used. Any water that infiltrates the system will become trapped between the EIFS and the sheathing. Most barrier EIFS projects are adhesively applied because it is less time consuming to install.
Adhesively applied EIFS prohibits a vapor barrier from being installed. It also prevents many self-flashing windows from being installed properly since the sill flashing must be cut off to accommodate the adhesively attached foam board. Lack Of Applicator Training. The manufacturer or distributor trains applicators and issues certificates stating that the applicator has been properly trained. It is the responsibility of the distributor to ensure that EIFS is sold only to those certified applicators.
EIMA members must meet all applicable building code testing requirements and industry performance standards. Deviations From Installation Guidelines. Deviations from Industry Standard guidelines during installation , is likely the largest contributor to EIFS cladding problems.
EIFS application requires the strict observance of manufacturer recommended specifications and guidelines, and involves meticulous workmanship and attention to detail. When improperly applied, the EIFS cladding does not perform its intended function and can allow water to infiltrate behind the cladding, where it becomes trapped.
Each manufacturer may have its own specific requirements as well. EIFS Installation Details are procedures outlined by the EIFS manufacturer that provide guidance to the architect, builder and applicator as to the proper installation of the product. All EIFS manufacturers have details and procedures that builders and applicators are expected to follow. The problem we face now is , sometimes an individual contractor may fail to fully follow the manufacturer's installation guidelines.
Often times only a portion of the guidelines are followed, materials from different manufacturers are inter-mixed, etc. This can allow moisture into the wall system. Once the moisture is in it can't get out, which can lead to wood rot.
Foam insulation placed below grade. Prior to recent building code changes, the foam board insulation used in EIFS was placed on the wall below grade.
It was discovered that foam in contact with the ground causes conditions conducive to pest infestations termites, carpenter ants, etc. With EIFS-clad homes, the visible evidence of infestation is blocked from view by the exterior siding.
In fact, the exterior siding typically looks pristine and shows no signs of any problems. Behind the EIFS cladding, pests can live in a protected environment and then establish themselves inside the home.
Another problem with placing the foam below grade is the ability of water vapor to migrate upwards through the foam. When the temperature rises at the transition from masonry to wood, the water vapor condenses and causes water to settle on the sill plates and exterior band joist.
If this water does not evaporate quickly, wood rot can set in and decay the structural members of the home. Window leaks account for the majority of water damage in EIFS houses. The solution requires a window flashing that works, as well as a correctly detailed joint between the window and the EIFS wall. Wherever a window, a door, or an electrical or plumbing fixture interrupts the EIFS surface, a proper joint must be constructed, that integrates a reliable flashing into the secondary weather barrier.
A very important component that is often missing in window detailing is the backer rod. The backer rod serves two functions: First, it prevents the caulk bead from adhering to the back of the joint, allowing the caulk to flex in response to thermal expansion and contraction and other building movements. If the backer rod is omitted, the caulk will adhere to the back of the joint as well as the sides, limiting its ability to stretch and guaranteeing premature failure.
Even the CBS news show 60 Minutes had a feature on the issue. The good news was despite the negative attention that EIFS was getting, the problems were confined to residential construction. So, you may ask, why only residential? Well, as stated previously, it was the perfect storm. The two hurricanes hit the Wilmington area within weeks of each other. The town had become somewhat of a boom town for retirees and vacation homes. As a result, the homebuilding market was growing at an unprecedented rate.
This caused a shortage of skilled workers. The speed of construction and the lack of trained tradesmen led to poor construction practices. The results were windows leaked, flashing was omitted, and caulking was not used.
Even the North Carolina building codes played a part in the problem, in that it required vapor barriers which helped trap moisture in the walls.
As claims were brought against EIFS houses, insurance companies were called on to pay for the damage. This led to resistance by insurance companies to write EIFS insurance policies for houses.
This action ultimately drove to EIFS exclusion language being introduced into General Liability policies in the early s. EIFS insurance became hard to find and, if it was available, it was at a premium price. The industry knew that if it was to preserve the overall business it needed to respond to the objections that were raised during the water intrusion era. The EIFS industry took it upon itself to re-engineer the systems.
The EIFS industry addressed all the issues that arose from the water intrusion issue. It introduced EIFS drainage systems which would allow for any incidental water that entered behind the system to drain.
Liquid applied WRBs were designed to provide added protection to the substrates. The product also proved to be an excellent air barrier improving the energy efficiency of a structure. Rough openings for windows and doors were wrapped with some form of a WRB. This helped if the windows leaked. Also, the industry pushed hard to ensure that there was plenty of information available about the proper way to build with EIFS and other cladding materials. So, the EIFS water intrusion issue actually led to improved building practices for all construction.
Whether the structure used brick, stucco, metal, or hardboard siding, WRBs could be used to protect the substrates. The practices of wrapping rough openings and of improved flashing details have become common practices for all types of residential construction. Despite the water intrusion issues that occurred in the fall of , EIFS industry sales including commercial and residential sales peaked in However, the overall business continued to drop until
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