This product is also known as EIFS, which stands for Exterior Insulation and Finishing System. This product has been used in the United States since 1969. It was first used in commercial construction but gained wide use in the residential housing market by the early 1980s.

If it is applied correctly, the process is as follows:

• The exterior wall framing of the home is covered by a substrate (wafer board, plywood, etc.)
• Adhesive or mechanical fasteners attach an insulation board over the substrate
• A waterproof base coat is added
• Reinforcing mesh is applied
• An additional waterproof base coat is added to sandwich the mesh
• Finally, a durable acrylic polymer topcoat is applied

The product was used widely in the Atlanta area from the mid-1980s until about 1996 when its use dropped rapidly as problems surfaced with previous installations. There are many homes in the Alpharetta area that have this finish on one or more exterior sides.

Benefits

• Excellent insulating value, which increases home energy efficiency
• Provides a virtually waterproof seal if installed properly
• Reduces air penetration into the home by 55% compared to wood or brick
• Versatile product is easily formed into any shape
• Available in a wide range of colors and textures
• Rarely needs to be painted due to integral final color coat
• Durable – a surface scratch is not prominent since the color is not on the surface but exists throughout the top coat
• Flexible surfacing does not crack easily (whereas real stucco does) as the home settles or goes through the expansion and contraction of the seasons

Problems

The system is solid if it is installed properly. Unfortunately, at the time it was used in this area few builders or contractors had experience with the product. Since the system has to be installed meticulously, problems do arise if steps are missed or shortcuts are taken.

One of the biggest benefits of the system (the ability to provide a virtually waterproof seal and a 55% reduction in air penetration compared to brick or wood siding) can also be the biggest weakness.

If the EIFS is installed improperly or materials such as windows, doors, decks, roofs, and other features penetrating the stucco finish are not properly sealed, water enters behind the walls and becomes trapped. Once water is inside the wall, it can’t easily escape. Now, the problems begin.

The scene is set for the following to occur:

• Structural wood begins to dry rot
• The insulation board of the EIFS extends into the ground and allows termites easy and hidden access to the home
• Since subterranean termites need moisture they can now live in the walls and have no need to return to the soil, thus they destroy the home even more quickly
• The moisture creates a favorable environment for mold to grow

Other Information

Testing and Evaluation of EIFS

How do you determine if a home you are considering has synthetic stucco?

The easiest method is to knock on it with your knuckle as if you were knocking on a front door. Synthetic stucco will sound hollow and give a little, while hardcoat stucco will feel like you are knocking against concrete.

This information will also be documented on question 5(h) of the Seller’s Property Disclosure Statement. This question asks the home seller if any of the exterior siding contains synthetic stucco.

Class Action Lawsuits

Litigation has been brought against EIFS manufacturers. In at least one instance a judgment was won against a manufacturer. There may be similar cases in the future. Does this mean you are protected by a class action lawsuit when buying an EIFS home? NO.
The deadline to file a claim in this class action suit was June 5, 2004.

Jeff’s Note: Never purchase a home based on the hope or expectation of a future settlement.

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