847.926.HOME (4663) | Fax: 847.926.4463 | PO Box 812 - Highland Park, IL 60035
What the heck are EIFS and Dryvit®?
EIFS, commonly known as Dryvit®, stands for Exterior Insulating and Finishing System. This system adds an extra layer of insulation as well as provides the decorative finish to the exterior of the home. The main problem with the system stems not from the product, but rather the installation. Great care must be taken when the system is installed to ensure that water cannot get behind it, and if it does, that it has a way to escape.
Early installations did not always incorporate a drainage plane, a way for water to escape. Also, critical flashings were either installed improperly or not at all. This allowed water to penetrate the system at critical junctions such as window and doorframes, roofline intersections, and decks and balconies.
Once water penetrates the system and does not drain away, the wood framing behind begins to rot. Unfortunately, this damage cannot be seen from the surface. Specialized detection equipment must be used to determine the state of the framing underneath.
The EIFS inspection involves a three-step process. The first step is to do a visual examination of the system looking at the general maintenance and caulking, the flashing details, and for conditions around the home that could impact the EIFS, such as sprinkler systems, dirty gutters, broken downspouts, trees and shrubs. Next, critical areas, such as below windows, roof intersections, below decks and balconies, utility penetrations, and floor junctions are surfaced scanned with a moisture detector to determine if there are conditions present which warrant the third step in the process. This third step involves penetrating the system with a special punch allowing a moisture probe to be inserted to check not only the actual moisture content of the framing, but also its condition.
If high moisture readings and soft framing are detected, the report will indicate these areas as well as direct the homeowner or potential buyer that corrective action by a qualified EIFS installer is warranted. The report will also show areas where maintenance is needed and where corrective action to prevent future problems is recommended.
If you own a home with EIFS, we recommend that you have the system inspected bi-annually. Some insurance companies may require annual inspections. If a problem is found early, the repairs may not be that extensive. It is when problems go undetected for a prolonged period of time that extensive and expensive repairs are needed.
