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Re: Identifying hardcoat stucco & EIFS
Richard has told Y'all the best way to trying to discover if it is EIFS or Stucco.
Once you see the difference and inspect a few systems it is fairly easy to spot EIFS from the street driving by at 45 mph!
I have been preaching for years that home inspectors should not be scared of EIFS clad homes. If you are inspecting residential construction you should know how to inspect EIFS. It does not take special equipment to see that it is installed improperly. Yes, it does take a good moisture meter to see if you have moisture in the wall. It is no different than inspecting for moisture in the wall of a house that is clad with brick, vinyl, wood, etc. Y'all do check for moisture in all homes under the windows and other penetrations, don't you? I'm dumbfounded at the number of folks who do not check for unseen moisture problems in homes. Moisture problems are the #1 reason that home inspectors are sued.
With a normal home inspection (for a buyer) on a home that has EIFS, you are not performing an in depth EIFS inspection. You will not be probing the walls. You are looking for installation problems. Lack of sealants at penetrations. Lack of or improper flashing (same as any other cladding), and just improper installation. Once you learn what it is suppose to be like, it is no different than inspecting a home with Brick. Brick and Stucco clad homes can have many problems that you can not see, just like EIFS.
IMO, all home inspectors should have a moisture meter like the Tramex Moisture Encounter to scan walls, floors, etc. You will be amazed at what you have been missing once you start using one.
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