EIFS staining

[Brent Crouse]

This EIFS on the front of this house was run about 4 inches under the soil in the garden. As can be seen in the pictures, there was some really nasty looking staining. Greenish on top and blackish on the bottom.

Does this definitely imply that water has gotten behind the EIFS, or could it just be external staining?

[John Arnold]

Could be external, but just the fact that it's underground is enough for me to advise a full EIFS invasive inspection. I don't want to have anything to do with that!

[Jerry Peck]

This EIFS on the front of this house was run about 4 inches under the soil in the garden.


Could be external, but just the fact that it's underground is enough for me to advise a full EIFS invasive inspection. I don't want to have anything to do with that!

I second that emotion! :)

[wayne soper]

Don't worry ! The broker called and said it's no problem and that you should'nt put it in the report:D

EIFS ENDS IN FERTILIZED SPONGE

[Brent Crouse]

Thanks guys. Oh, did I mention this place had termite damage too? What a coincidence.

[John Kogel]

Brent, is there a gutter at all? It looks like runoff from the roof has carved a groove in the dirt along that wall. So that would lead to a splash stain and algae growing on the wall. Also a wet foundation.
The good part - At least no one has pressure washed it yet.:)

[A.D. Miller]

BC: If there are any studs remaining in the bottom two feet of the wall depicted I would be fairly surprised. I don't even like to see Portland cement stucco below grade. EIFS should not be used, for the most part, even above grade.:D

[Brent Crouse]

Brent, is there a gutter at all?

John, nope, no gutters there. The house only had one gutter section that ran along the right side of the garage above the walkway to the front door.

[Jerry Peck]

I don't even like to see Portland cement stucco below grade.

Aaron,

If it is stucco on frame, the stucco IS NOT ALLOWED to continue down over the foundation and into grade - IT IS REQUIRED to end at least 6" above final grade for earth (sod, mulch, etc.) and 4" above hardscape (concrete patios, drives, walkways, etc.).

[A.D. Miller]

Aaron,

If it is stucco on frame, the stucco IS NOT ALLOWED to continue down over the foundation and into grade - IT IS REQUIRED to end at least 6" above final grade for earth (sod, mulch, etc.) and 4" above hardscape (concrete patios, drives, walkways, etc.).

JP: There you go again preaching to the choir. And I can sing the stucco aria in twelve chords simultaneously.:eek:

[John Kogel]

Does this definitely imply that water has gotten behind the EIFS?No
, or could it just be external staining?Yes, it could be. Further investigation may find no serious damage yet, but left as is, there would be. I would recommend an invasion of the wall cavity by a qualified individual.

[Jerry Peck]

JP: There you go again preaching to the choir. And I can sing the stucco aria in twelve chords simultaneously.:eek:

Aaron,

I am aware of that, however, *what you said* was:


I don't even like to see Portland cement stucco below grade.

Which, you must admit, *is not a strong statement against* stucco below grade.

You are lucky to be able to sing and then in twelve chords, simultaneously or not - wow ... me, I am only able to croak it out to the tune of "Hey there Little Red Riding Hood ... " by Sam the Sham and the Pharaohs. :eek:

[J Moore]

Jerry,
I remember them. Dang I'm starting to feel old.

Definately recommend an invasive inspection. Depending on the type of EIFS it may have had a weep screed installed with a drainage plane and then backfilled to cover bottom. If it does then moisture "could" travel down to weep screed, try to be absorbed into soil, backup and now have all the associated damage from water. Or just from soaked soil have severe internal damage.

Any damage or signs visible on the interior?

[Brent Crouse]

Any damage or signs visible on the interior?

There was termite damage to a bedroom window sill immediately behind this wall, which makes you wonder what path they took to get there. In this same bedroom, there was termite damage to a baseboard, but that was on a side wall which has vinyl siding.

So the question is: how much termite/moisture damage has been done that can not be seen? Only way to find out is to start pulling drywall, I guess.