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EIFS LEGAL NETWORK - ISSUES?
HOMEOWNER'S INVESTIGATION ADVICE
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I found this great EIFS legal website called the "EIFS Legal Network" at www.StuccoLaw.com.  I am sharing their information here from their homeowner self inspection page in case their site gets removed from the web (This is a common issue with EIFS related sites). I have also taken the liberty of correcting, expanding and improving on their thoughts with the blue text in the information shared below. If you need legal help with EIFS stucco, then check out their website for details.
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Do you have major EIFS issues?
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If you own a house clad with EIFS, you should immediately take steps to determine if you have water entry issues. The first thing you should do is visually inspect the exterior of the house, townhouse, condominium, etc. The inspection should generally include the following:
1. CRACKS OR BULGES - Carefully observe the exterior of the EIFS for any bulges or cracks. A bulge may indicate that the EIFS coatings have become delaminated or detached from the EPS board (expanded polystyrene board). Cracking may have been caused by a number of factors including movement of wood members of the structure, causing joint movement and cracking of the EIFS. Well installed EIFS systems should have no cracking.
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2. CAULKING JOINTS - Carefully observe the sealant/ caulking joints around windows and doors for any cracks, no matter how small. (If you don't have sealant/ caulk joints around your windows or doors, this is in violation of the EIFS manufacturer's specifications).Water can infiltrate through the tiniest of cracks. Probe the wood on wood window sills with a blunt object to see if it feels rotten. Look for staining or streaking underneath the windows. Check to see if the EIFS appears even slightly discolored underneath the windows. If you observe any of the foregoing, there is a good chance that water has infiltrated into the wall assembly around the windows or doors.
Crack in EIFS at window sill
Resulting water damage
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3. KICKOUT FLASHINGS - Observe the areas of the house where the EIFS meets the roof line. At areas where roof angles meet the EIFS there should be "kick out flashings". Kickout flashings are special flashings that are critical to divert water that runs down the roof away from the EIFS. In general, the flashing looks like a bent piece of metal that protrudes out of the EIFS at areas where the roof meets the EIFS. Often these critical flashings are missing. If so, there is a very good likelihood that water is flowing into the wall cavity at that juncture. To view more kickout flashing related information, please visit vwww.Kickout.info.
Improper installation of kickout flashing. Can lead to moisture intrusion into EIFS system.
Water damage resulting from improperly installed flashing.
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4. EARTH TO GRADE CLEARANCE - Does the EIFS terminate into the ground at any area around the structure? If so, there is a very good likelihood that water is "wicking up into the structure". This also creates a virtual highway for termites to travel undetected up into the wall assembly. Regrading and/or corrective repairs will be needed to get the EIFS to terminate above the grade level.
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5. DOCUMENT YOUR HOME - After you have performed the foregoing, take pictures and create a diary of your observations! We are all familiar with the saying that a picture speaks a thousand words. Proper documentation of a potential claim is very important. Also, when you noticed or discovered problems is also important for ascertaining the insurance coverage of potentially responsible parties.
Nobody would have ever guessed that this type of damage was below the leaking window because the stucco still looked to be in good condition.
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6. MOISTURE TESTING - Contact a company that performs moisture intrusion tests to examine your house. You can check out the other related links portion of the web page for companies that perform this service. Very roughly speaking, this service costs between $500 and $1,500. The moisture intrusion company will probe your house for elevated moisture. The probing is typically performed with either a Delmhorst or Protimeter moisture meter. This type of invasive testing meter measures the percentage moisture in the wood behind the stucco. The two probes of the meter are inserted through the EIFS to the wood substrate. The probes are small and the only damage done to the EIFS are the two small 1/8" probe holes at each probing location. The probe holes are then sealed with caulking after the probing. Some companies have more sophisticated probing devices that are non-invasive, but this type of testing alone is inadequate. The best inspection firms use both the non-invasive wet wall detectors and the invasive probe testing. Ask the inspection firm about their testing equipment.
MOISTURE READINGS - The probe moisture readings are typically taken around the structure underneath windows, around doors and decks, at roof eaves, etc. The company will generate a report that details the installation, probe locations, and elevated moisture areas. Moisture readings of 20% or higher are referred to as "elevated" and are evidence of EIFS system failure. Readings of greater than 30% are severe, and indicate major water entry with perfect conditions for mold, rot, and damage. Elevated readings over 50% indicate severe water entry and usually identify areas where stained and rotting is damaging the sheathing underneath the EIFS. Further probing should be done to identify the scope of the water entry damage. If the report indicates elevated readings, you should promptly consider your options with how to deal with the water entry issues and resulting damage. Delaying the investigation and resulting repair work only delays and increases the amount of damage to the structure of the home. Early identification of EIFS water entry issues is key to maintaining the integrity of the structure.
Taking a moisture reading
PLEASE NOTE: Moisture readings over 30% do not mean anything other than the wood is wet. There is little difference between a pegged meter reading of 99.9% and a reading of 42.7%. Both readings indicate there is current water saturation, and one is not necessarily worse than the other. This is a limitation of the meter technology, yet most owners do not realize that a reading of 31% is just as bad as 97.6%. 97.6% obviously sounds more dramatic, but homeowners should not be swayed by the dramatically higher number.
ORDER YOUR STUCCO INSPECTION TODAY!
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