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Contact A Moisture Warranty Specialist
Contact Information
You can contact a Moisture Warranty Specialist by calling 1-800-400-8679
What Is Synthetic Stucco ?
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Price A MoistureFree Warranty
Warranty Quote
For a quote on a MoistureFree Warranty, please
click here.
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National Construction Warranty
The Chinese Drywall Warranty Protection You Have Been Looking For.
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An Article by David Fogle
 Synthetic
Stucco/EIFS
by David Fogle of HomeScope Property Inspection Services, Inc.
The History of Synthetic Stucco
Synthetic Stucco, also known as EIFS
(Exterior Insulated Finish System), was first
used in Europe after the end of World War II.
The product was first installed on commercial
buildings in Germany.
Synthetic stucco eventually made its way over
to the United States. As in Europe, the early
installations were on commercial properties. In
the 1980’s, architects and builders began
experimenting with the idea of using synthetic
stucco on residential homes.
What is Synthetic Stucco?
Synthetic stucco installation begins with
attaching 2’ X 4’ EPS foam panels to the plywood
sheathing of the structure. A fiberglass mesh is
attached to the foam. The stucco, which is an
acrylic, rubber based product, is applied in one
or two coats, and the final product is typically
1/16th to 1/8th inch thick. In comparison,
hardcoat stucco installed over wood strips,
known as lath, or over metal lath, does not have
the foam underlayment, and is usually 3/4" to 1
inch thick.
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Why Was Synthetic Stucco Used?
The product was touted as the "Exterior
Cladding of the Future". Benefits included the
ease and low cost to install. The EPS foam
installed behind the stucco provided additional
insulation benefits. The finish color is
consistent throughout the stucco, making it, in
theory, low maintenance. Architects favored the
product because you could create interesting
design features and details, adding to the curb
appeal of homes with synthetic stucco cladding.
What are the problems with EIFS?
Synthetic stucco was meant to be a barrier
system, meaning it was not intended for water to
get behind the stucco. Once water got behind the
stucco, the water was trapped, causing wood rot
to the wood framing and sheathing of the home,
as well as mold and mildew.
In the early 1990’s, problems were discovered
on homes with EIFS located in Wilmington, North
Carolina. Removal of the stucco revealed
extensive structural damage to the homes as a
result of moisture intrusion behind the stucco.
Local building officials called in the builders,
architects, and stucco manufacturers to evaluate
the problem.
The examination of the home revealed moisture
was intruding behind the stucco cladding, as a
result of poor design and installation.
Installation defects include failure to install
proper window, door, and kickout flashings, and
leaking windows. In addition to the moisture
related problems, it was discovered that the
foam behind the stucco, when installed at or
below grade, was conductive to termite and fire
ant infestation.
As a result of problems discovered with
synthetic stucco cladded homes, inspection and
testing protocols were created. The Exterior
Design Institute, located in Virginia, was
formed to educate and train independent, third
party, eifs inspectors.
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The Synthetic Stucco Inspection
A moisture intrusion inspection on a home
with synthetic stucco is a combination of a
visual inspection, and moisture detection using
moisture meters designed specifically for this
purpose.
The visual inspection accesses the
installation of the stucco. The inspector
verifies whether flashings are properly
installed. The stucco is checked for any signs
of damage, cracking, and delamination. The
inspector will determine if the stucco system
terminates above or below grade. The windows and
doors, porches and decks, and utility
penetrations are carefully examined.
The home is then scanned for moisture using a
non-invasive meter, typically a Tramex Wet Wall
Scanner. This type of meter will scan up to 3
inches behind the stucco for any signs of
moisture. The drawback to this type of meter is
that false positives may occur as a result of
metal installed behind the stucco, such as metal
studs, electrical wiring, and plumbing piping.
Inspection protocols require that specific areas
be tested using a probe meter. With permission
from the homeowner, two holes are drilled in
each probe location. The probe meter will
provide readings of the actual moisture content
of the sheathing behind the stucco. Moisture
readings below 14% are considered low, between
14 and 18% medium, and readings above 18% high.
Moisture levels above 25% for an extended period
are condusive to rot to the wood framing and
sheathing, as well as mold and mildew.
All readings are recorded, and digital color
photos are taken to document the condition of
the system, including components installed
correctly and incorrectly. A computer report is
compiled from this data.
There is a Solution
A warranty offering protection from moisture
intrusion and it’s related damage is available
from the Moisture Warranty Company. The warranty
is available in 3 and 5 year terms, with
different levels of coverage available. The
warranty is available to home owners, buyers,
and sellers, and is guaranteed renewable and
transferable. The warranty is a great marketing
tool for homeowners selling synthetic stucco
homes. For additional information on the
warranty, call 1-800-400-8679, or visit
www.moisturewarranty.com.
David Fogle is the owner of
HomeScope Property Inspection Services, Inc. in
Augusta, GA. He is a Member of the American
Society of Home Inspectors (ASHI). David
performs home inspections in Augusta, Evans,
Aiken, Hepzibah, Grovetown, Harlem, and the
Thomson areas of Georgia. Call his office at
(706) 733-7200 for more information.
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