EIFS (fake stucco) questions

Michael Thomas

IMO, either a modern EIFS installation or conversion to conventional stucco - as long as they were installed with a proper drainage plane and otherwise detailed correctly, would work fine there.

The bigger problem is that you don't know for certain where the water intrusion is occurring (the assumption is that it's occurring at the roof-wall junction, but it could be occurring anyplace on that wall, for example at the window detailing), and that it's entirely possible, looking at that picture, that you could be having problems with the back wall and the wall to the right at their junction with the roof, and perhaps a lot of other places at this property.

So what you're seeing in terms of water intrusion - so far - could just be "the tip the iceberg".


The first step is to find a qualified and experienced EIFS inspector, probably your best bet if you don't have other resources to find someone is to locate and inspector who is certified by the Exterior Design Institute.

Home Inspection: "A business with illogically high liability, slim profit margins and limited economies of scale. An incredibly diverse, multi-disciplined consulting service, delivered under difficult in-field circumstances, before a hostile audience in an impossibly short time frame, requiring the production of an extraordinarily detailed technical report, almost instantly, without benefit of research facilities or resources." - Alan Carson

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Home Inspections, Infrared (Thermal Imaging) Leak Identification and Inspection Services, Roof, Attic, Building, Basement and Foundation Moisture Intrusion and Water Leak Inspections, Troubled Building Consultations - Serving Chicago and Suburbs
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indyeifs

Given the roof pitch and the angle in which that roof meets the EIFS, even if you install the " A Typical " kickout flashing, your likely to continue having problems. As much as it would be an eye sore, I would terminate the EIFS no less then 6 inches above the shingles, install ice and water shield, a minimum of 4 inches up behind the EIFS, as well as use watertight base-coat when repairing that eifs. We typically use the watertight along the top of the window accents as well. AKA the EIFS contractor needs to incorporate absolute water tight materials, regardless how well you follow manufacturer specification. That is just a tricky EIFS/roof termination. Its best to be 100% sealed, non-permeable, non-absorbent throughout the entire radius, from soffit to grade.

Jeff Johnson
Indiana Wall Systems
www.centralindianastuccorepair.com