Can you tell me if this is EIFS - InspectionNews

Seth Hughes · #1 (**permalink**) 03-18-2008, 08:32 AM

Do you guys tell me if this is EIFS? I did not want to poke a hole in it.

Brandon Whitmore · #2 (**permalink**) 03-18-2008, 09:39 AM

A good way to tell is to tap on it and see if it sounds hollow or solid (true stucco will sound and feel like concrete). You can push on the wall and tell as well usually.

Also, if you are not used to seeing this product, you can pull a receptacle, light fixture, etc. and see right away whether it is EIFS or stucco.

Hope that helps

Scott Patterson · #3 (**permalink**) 03-18-2008, 10:57 AM

Quote:

Originally Posted by Seth Hughes

Do you guys tell me if this is EIFS? I did not want to poke a hole in it.

Hard to tell just from the photo. Based on the center photo and the way it meets the brick and door trim, it could very well be EIFS.

Brandon gave you some common ways to tell.

Rick Hurst · #4 (**permalink**) 03-18-2008, 11:18 AM

You can do as Brandon stated or you can whack it with a sledge hammer and pop a good dent it. If you see styrofoam behind it, it was probably EIFS.

Rick Cantrell · #5 (**permalink**) 03-18-2008, 12:11 PM

Looking at the photo of the door bottom, (the siding overhangs the foundation) I say EFIS. And in considering the craftsmanship of the trim work, I say EFIS.

Aaron Miller · #6 (**permalink**) 03-18-2008, 02:06 PM

Quote:

Originally Posted by Rick Hurst

you can whack it with a sledge hammer and pop a good dent it. If you see styrofoam behind it, it was probably EIFS.

Rick H:

Sounds like you've been reading too many of EC Jerry's posts . . . but that is certainly a valid (though perhaps costly) test.

Aaron

Seth Hughes · #7 (**permalink**) 03-18-2008, 02:58 PM

I went back today and just knocked on it. It definately sounded like hollow styrofoam.(EIFS) how do you guys write this up for the client? The rest of the house seemed to have much water damage, all of the windows frame were rotting, the fascia as well, all of the siding seemed to be buckling and unsealed.. Just seemed like water was finding it's way to everything. I have a pic of the chimney. The flashing directs water right onto the side of the chimney. What should I recommend here? you can see they haven't sealed very well where siding meets chimney. Thanks in advance for any input.

David Banks · #8 (**permalink**) 03-18-2008, 03:22 PM

Seth. I say something like this although we have very little EIFS around here.
EIFS:
: Recommend Licensed EIFS inspector for evaluation before close of escrow.
: EIFS stucco siding has history of failure and water penetration due to poor installation especially around window and doors.
: Recommend this web site for more information. Exteriors of Residential Buildings - Inspection, Defects, Repairs, Siding and Paint Failures

Sure looks like a lot of moisture damage with that house. Make sure you inform your clients in plain language about these issues. I would add after all your comments on trim, siding etc "Risk of concealed damage"
Good luck.

Jerry Peck · #9 (**permalink**) 03-18-2008, 03:46 PM

Sometimes, when the house was in bad enough condition, I've said to my client: (while looking around the lot from where we were standing) "This is a really nice lot, isn't it? That is why you are buying this ... isn't it? ... To build your new home on?"

That usually immediately gets their attention with a response of something like "WHAT?"

From there you can explain what you are talking about.

David Banks · #10 (**permalink**) 03-18-2008, 04:08 PM

Quote:

Originally Posted by Jerry Peck

Sometimes, when the house was in bad enough condition, I've said to my client: (while looking around the lot from where we were standing) "This is a really nice lot, isn't it? That is why you are buying this ... isn't it? ... To build your new home on?"

That usually immediately gets their attention with a response of something like "WHAT?"

From there you can explain what you are talking about.

Jerry. I had the same thought looking at those pics. Could be some serious moisture issues. Run Client Run!

Rick Hurst · #11 (**permalink**) 03-18-2008, 04:27 PM

Jerry,

I had a house this morning in such poor condition that I told my client I would discount the inspection 50.00 if they'd tell me they decided their not going to buy it.

Very young couple, first time home buyers.

Couldn't stand the thought of them getting ripped off.

For those who'll say its not my place to say such, tell the hand as they say.

Richard Rushing · #12 (**permalink**) 03-18-2008, 04:59 PM

Rick,

I do something similar for the young kids.... it's usually is something like;
"Yep, if you don't buy this one... I'll certainly do you right on the next one you want me to look at"

Planting that seed is something that I can always feel good about telling kids who don't have two nickels to rub together.

Of those re-inspects, quite often, I'll give too much away (monetarily) to help out the kids just starting out. Hell, many times I just flat told'em to just send me their family/ friends and relatives business... Everytime, I get paid back 2 fold.

rr

Jerry Peck · #13 (**permalink**) 03-18-2008, 05:04 PM

Rick and Rich,

I know what you mean, been there and done that too.

Steven Turetsky · #14 (**permalink**) 03-24-2008, 06:42 PM

Hi Seth,

The pics in your first post certainly could be EIFS. It's hard to be sure just by looking at the pictures. Knock on it, like the others have recommended.

The pictures in your second post show wood damage, but there is no EIFS anywhere near-by, So the damage shown isn't really EIFS related. Flashing related, maybe... which is also one of the reasons that causes EIFS... and every other exterior cladding problems.

You would be better off, and do better by your client to simply recommend that they contact a Certified EIFS Inspector. Although there are a number of certifying organizations out there, EDI (Exterior Design Institute) Certified Inspectors are considered by many to be the best. I'm not knocking other organizations, but EDI emphsizes inspecting, while many other organizations emphasize installing.

David Block · #15 (**permalink**) 03-24-2008, 09:50 PM

Seth, it is hard to determine if this is EIFS based solely on the pictures however the others are correct in ways to determine the type of stucco present. In the pictures it looks like the material in question in at a covered porch area? If this is the only place it is located with no direct expose to rainfall there is a chance that there may be little or no damage under the siding. If this is EIFS, the installation details are all wrong. Anywhere the EIFS material meets dissimilar materials ie. brick veneer, windows, doors, porch there must be roughly 1/2" joints with sealant in tact to ensure water tightness. The material cannot be in contact with concrete as insulation board will absorb moisture through wicking action and cause damage that way. It also depends on the type of system installed as there are drainable systems that now provide a drainage path for water that penetrates the siding materials. Inspecting this type of siding system should only be done properly trained inspectors. The Exterior Design Institute is a great way to get properly educated to inspect this siding material. I went through the program several years ago have become one of the few inspectors in my area offering this service.

BARRY ADAIR · #16 (**permalink**) 03-25-2008, 02:08 AM

Mirror works great as well as removal of exterior door bell, receptacle or switch cover plate(s)
Foam can be seen in the holes of the newer systems with drainage track or at mitered corner of casing bead/track

harvey kelly · #17 (**permalink**) 08-24-2008, 08:22 AM

Quote:

Originally Posted by BARRY ADAIR

Mirror works great as well as removal of exterior door bell, receptacle or switch cover plate(s)
Foam can be seen in the holes of the newer systems with drainage track or at mitered corner of casing bead/track

I like the mirror idea. Thanks that is truly useful information.

John Carroll · #18 (**permalink**) 08-28-2008, 05:41 AM

Mirrors are convenient, BUT, it will only tell you if a weep screed was used, NOT what type of system it is. Some EIFS systems are installed with the same type of weep screed as regulat stucco or plaster. Sound also can be deceiving (the tap test). My advice is either get educated on stucco/EIFS identification, or call for an expert opinion.