EIS Engineered Inspection Services

Synthetic stucco, or EIFS (exterior insulation and finishing system), is often referred to generically as “Dryvit®”, the leading proprietary brand. EIFS is a very energy-efficient cladding system for the exterior of a home and was designed to reduce heating and cooling costs by providing a superior insulating barrier. When properly installed, it provides a beautiful architectural finish not possible with other finishing systems. However, when not properly installed, it can trap moisture against the homes wood sheathing leading to rot and costly repairs. This problem, in many EIFS homes built in the 1980’s – 1990’s, led to a class-action settlement with the Dryvit Corporation (in early 2003) to help repair the damaged homes.

It is important for the homeowner or prospective buyer to know that all EIFS homes can be modified and repaired to provide a reliable cladding system. In addition the homeowner can purchase a warranty for protection against possible future problems.

Photo showing Styrofoam insulation behind the visible stucco layer.

EIS Engineered Inspection Services

Photos showing deterioration or lack of caulking where windows adjoin the EIFS

Moisture Warranty Corporation was the designated service provider for the class-action settlement. The inspection and reporting of the condition of EIFS homes to the standards required by Moisture Warranty Corporation requires special training, equipment, and software. Engineered Inspection Services is fully certified by Moisture Warranty Corporation to inspect EIFS-clad homes for moisture intrusion and damage according to their inspection protocols. To date we have inspected over 120 EIFS homes.

The basic inspection process for an EIFS home requires 2 instruments. The first instrument, a wet-wall detector, scans over the surface of the EIFS and can detect moisture in the wood sheathing below. This provides a map of the areas of high moisture. The second instrument is a moisture probe that actually penetrates the EIFS into the wood sheathing. This gives an exact percent moisture measurement. Measurements must be obtained below the corners of each window and again at the floor level below the windows. Other problematic areas include kickouts (where a roof eave intersects a vertical wall), decks, and at ground terminations. A detailed report will show moisture measurement locations and percentage, and the extent of the moisture intrusion. The report will also have the recommended repairs for damaged areas and recommendations for areas without moisture problems but are vulnerable. Following the inspection, the damaged areas are repaired by a certified repair contractor chosen by the homeowner. A final inspection confirms all repairs are completed properly.

More information on EIFS systems and warranty information can be obtained from Moisture Warranty Corporation at www.moisturewarranty.com or by phone at 800-400-8679.

For information on the inspection procedures and any general questions regarding EIFS, call Engineered Inspection Services. Costs for this service are shown on the Fee Schedule page.