EIFS/Stone Veneer EDI Certified

The Exterior Design Institute has been a leader in training and certifying building inspectors for over 25yrs. EDI certifications are viewed as among the most respected and widely recognized credentials by industry professionals in the United States. Sean Price is 1 of 4 inspectors in Ohio that is certified for both Level 2 and Adhered Stone Veneer inspections. To learn more about the Exterior Design Institute, click here to visit their site.

Many homes with either natural or manufactured siding (commonly referred to as stone veneer or SV) are experiencing moisture intrusion and/or damage-relatedrebuilding issues associated with improper installation. Due to the potential for moisture-related damage, an inspection of the stone veneer by a specialist is necessary to determine the current condition and performance of the exterior stone.

This special inspection includes an evaluation of the installation of the SV to ensure that the installation conforms with best building practices and “stone industry standards,” as outlined by the Masonry Veneer Manufacturers Association (MVMA) and Natural Stone and Veneer Guidelines. Our inspection is not a code inspection, nor is it intended to be a representation of compliance or noncompliance with national, state, or local building codes.

 (EIFS) is commonly referred to as synthetic stucco or Dryvit. EIFS was developed in Germany during the 1950s as one of many revolutionary building materials or systems to assist in the rebuilding of Europe after World War II. The product has evolved over the ensuing years and there are currently over a dozen manufacturers, the most prominent being Dryvit, Senergy, Sto, and Parex.

As you travel from coast to coast you can see thousands of hotels, motels, office buildings, strip malls, and homes clad with EIFS in more architectural variations than you could imagine. In addition to the almost unlimited design capabilities, EIFS is also very “energy efficient”, as it provides a virtual blanket for the exterior of a structure through the use of expanded polystyrene or EPS foam insulation.

There are basically two types of EIFS systems, “Barrier EIFS” and “Water-Managed/Drainage” EIFS. Although Water-Managed EIF systems have been available since around 1996, most EIFS applications prior to 2000 utilized the barrier system.

In the mid-‘90s concerns arose over the performance of EIFS. As many EIFS homes were inspected, moisture intrusion and damage to sub-sheathing and framing were frequently discovered. Many theories have been espoused regarding this issue, these theories range from misapplication of EIFS materials, the improper interface of EIFS with other components (such as windows, doors, and flashing), and defective construction materials– to an all-out condemnation of EIFS.

Some would argue that the barrier EIFS is inherently flawed as it makes no allowance for incidental moisture to escape from behind the EIFS cladding. Therefore, in order to maintain the integrity of the barrier system, the design professional and/or general contractor is relying primarily on sealants to keep moisture from intruding – and in fact, all sealants will eventually fail. It’s important to note that moisture intrusion is a normal occurrence in all types of construction, both residential and commercial, brick, cedar, stone, aluminum, vinyl siding, and even water-managed EIFS. Because EIFS is easier to inspect it has naturally come under more scrutiny than most other claddings. But this could also be viewed as an advantage, in that other types of cladding are difficult to inspect and therefore moisture intrusion and damage could go on for many years before it is discovered.

I have found that most often when moisture intrusion and damage occurs, regardless of the exterior cladding, it occurs at areas of transition between the exterior cladding and other materials such as window frames, door sills, utility penetrations, balcony and deck attachments, and roof flashing. Extensive structural damage can occur when water intrusion is large in volume and frequent. If left undetected, the prolonged moisture build-up can cause damage to the sheathing, structural framing, and other materials, some of which are also susceptible to microbial growth (mold) and in the case of steel framing, corrosion. If you have this type of cladding system in your home let me inspect it for you.