Q: Is a non-invasive inspection adequate?
A: In most cases the answer is "No." Some other inspectors are touting their "non-invasive" inspections. Be very careful before deciding on this type of inspection. We, Michael Leavitt & Co Inspections, Inc., also use the non-invasive scanner (Tramex Wet Wall Detector, or WWD) to identify wet areas within the walls, but only as a part of the complete moisture evaluation service. The manufacturer of the most popular scanner (Tramex) indicates in their user's manual that, "When the WWD has been zeroed correctly on a dry area and set on the correct range for the EIFS thickness, a higher than zero reading normally indicates higher moisture content." Read this statement very carefully.
In order for the meter to behave "normally", the test technician must know the thickness of the EIFS and the moisture content of the wall behind it. There is no way to know these critical pieces of information without penetrating the EIFS for the calibration step. If the meter was accidentally zeroed over a wet area, then the technician would miss ALL other wet areas on the house. In addition, the manufacturer says that higher readings "normally" indicate higher moisture levels.
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What about falsepositive readings? - It is common for metal inside the walls to provide a false positive reading, indicating that moisture is present when in fact, there is none. We often encounter high readings with the WWD and find satisfactory moisture levels inside the wall with an invasive probe. The manufacturer also recommends in several places in their user's manual that the WWD results be checked using a penetrating probe.
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Q: Will infrared thermal imaging cameras work?
A: There are also EIFS inspectors who rely on infrared thermal imaging cameras to determine wet areas behind EIFS. Just like with the Tramex WWD, the camera is easily fooled. They can tell when water is just below the skin of the EIFS, but the thick foam disguises the conditions of the wood from the infrared camera. I have tried using them on dozens of EIFS clad homes with real success.
Infrared cameras are also very sensitive to weather conditions (the best images can often be taken only for an hour or so after sundown), and to normal wide variations in field conditions. They are prone to both false positives and false negatives. IR cameras can be a very useful scanning tool, but again, you only know for sure how much water and damage may be behind the system by inserting probes and measuring it.
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Q: Is probing the most reliable method of testing?
A: Short of removing the entire system, probing is the best method of testing EIFS stucco systems. As for other testing equipment, even the very smartest Engineers at Tramex and the infrared camera companies have not yet been able to find a way that their equipment can accurately measure the moisture content of the walls independent of invasive probing. What do the other inspectors know that the manufacturer's own Engineers do not? Use of these tools is an important part of a comprehensive moisture intrusion inspection, but it cannot alone give the complete and necessary information you need to properly understand the scope of any moisture problems the house may have. A house is a big investment, and EIFS issues can be expensive to repair. Do yourself a favor and hire someone who performs a complete and proper inspection.
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Q: When you talk about "penetrating the EIFS", just how big of holes do you make?
A: The moisture meter uses two narrow probes that require holes the size of an ice pick. Many people in the industry refer to this as a "snakebite." After testing, the holes are sealed with an appropriate caulk that is compatible with the color of the EIFS. Because of the texture of the material, the patches are generally invisible.
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Q: Are there other EIFS issues beyond structural decay?
A: Yes. Some molds can cause injury or ill health to people sensitive to them. There is a surprising amount of air exchange between wall cavities and the indoor rooms in a house. The air currents can carry mold into the living spaces of a house. There are currently no public health standards concerning unsafe mold levels or unsafe types of mold, but a prudent homeowner will clean up any known mold sites and eliminate the moisture problems that allowed the mold growth. An industrial hygienist familiar with mold exposure and cleanup can provide further information.
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Q: If my walls are wet, do I have to remove all of the EIFS?
A: Not necessarily. It depends very much on how wet they are, how long they have been wet, and how much area is affected. Corrections can range from:
- simple caulking and sealing,
- to partial removal and repairs,
- to complete removal of the system and structural repair to the walls behind.
The EIFS test probe moisture measurements will help you to make the final decision as to the needed full scope of repairs.
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Q: Is there a solution for the EIFS water entry issues?
A: Yes. All of the major manufacturers are now selling products that drain. They use different approaches to provide a drainage plane behind the EIFS so that any moisture that leaks through the outer barrier can drain away to the base of the wall, and seep to the outside. When properly installed, they dramatically improve the performance over the older barrier EIFS. Of course, they will still be sensitive to proper installation, like any exterior siding system.
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Q: If I have drainable EIFS, can I still have a issues?
A: Yes. Now that drainable systems have been on the market for 10 years or so, we have had time to see them in action. When correctly applied, they work well. Unfortunately, many builders do not follow the manufacturer's instructions, and if the backup water barrier is not done well, these systems exhibit the same failure modes as the older barrier EIFS. We generally see less leakage and damage with drainable systems than with barrier systems, but we have now seen dramatic failures with both types. Again, a comprehensive moisture evaluation is the best way to know how well your system is performing.
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Q: Where can I go for more information?
A: You are welcome to contact us directly. We do our best to provide fast responses. If you want to hear the party line directly from the manufacturers, go to the EIFS Industry Member's Association, EIMA. If you want a homeowner's perspective, simply do a web search on EIFS - there are many thousands of sites discussing the issues. Please remember to think critically when visiting any website. Do your best to ascertain the bias of the site so that you can effectively weigh the information presented.
Please keep researching thenformation that we are sharing on our site and we encourage you to use us for your stucco inspection needs.
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