Fabricated / Drainable Stucco as House exterior (insurance, how much, buying a home)

[NoLiquidity]

While searching for houses in NJ, I am encountering "Fabricated Drainable Stucco". As i understand it, this is not "real stucco", so it sounds like a newer variation of EFIS (Exterior Finish Insulation System), which has been associated with significant mold issues in more humid areas.

Now I know proponents of fabricated drainable stucco (and/or sellers inspector) will likely advocate that it is a better exterior that has none of the problems of old EFIS because it is "drainable". However, i'm skeptical as it is newer exterior system, and i cannot find any information as to the quality of this type of exterior - good or bad.

Any expert or experienced opinions on this?

THANKS!

[jerseyj]

Originally Posted by NoLiquidity

While searching for houses in NJ, I am encountering "Fabricated Drainable Stucco". As i understand it, this is not "real stucco", so it sounds like a newer variation of EFIS (Exterior Finish Insulation System), which has been associated with significant mold issues in more humid areas.

Now I know proponents of fabricated drainable stucco (and/or sellers inspector) will likely advocate that it is a better exterior that has none of the problems of old EFIS because it is "drainable". However, i'm skeptical as it is newer exterior system, and i cannot find any information as to the quality of this type of exterior - good or bad.

Any expert or experienced opinions on this?

THANKS!

To quote Exterior Insulation and Finish Systems (EIFS) - Drainable Systems Most EIFS manufacturers now market drainable EIFS. EIFS System components are typically available to trained contractors through specialty distributors. Water accumulation problems that occur with barrier EIFS can also occur with drainable systems if design or installation is not correct. Water intrusion, impact damage, cracking, adhesion failure, finish delamination, and staining from dirt, mold, or mildew can occur. Cold temperatures and wet conditions usually hamper installation and special protection during construction may be necessary to protect uncured materials.

Some builders’ insurers will not insure houses with drainable and/or barrier EIFS due to the problems with barrier systems. This may change, as drainable systems become more accepted and less prone to water intrusion.

EIFS are among the more expensive exterior finishes. Because drainable systems for residential application are relatively new, a limited number of trained and experienced installers are available. The EIFS product manufacturer should be contacted for a listing of trained installer contractors.

As an architect regularly engaged in the investigation of buiding failures, the above quote is very accurate. The success of both barrier EIFS and drainage EIFS is largely dependent on the skill of the installer and his/her ability to follow manufactuer's installation instructions. Most problems with these systems occur at penetrations in the EIFS cladding (such as windows and doors). For more information regarding one manufaturer's drainage EIFS system you can go to Sto EIFS - Exterior Insulation and Finish Systems - there are many other manufaturer's of similar sytems.

[NoLiquidity]

JerseyJ,

Thanks, that is very helpful.

Would a thorough inspection by a specialist in stucco/EIFS be enough to determine whether the EIFS installation was done very well, just ok, or poorly? How would I find such a knowledgeable person given the newness of the technology?

If there is an inspector that signed off that there is no mold currently after 5-10 years, how reliable is that report and what does that say (if anything) about the future likelihood of problems with mold?

I'm a little worried that because there is so much variability in the quality of drainable EIFS installations as you noted, that 1) i could run into serious problems later on requiring major repair or replacement of the whole exterior of the house even though it "looks OK now", or 2) cause serious resale value issues... because of the lack of clarity on how big (or not big) of an issue drainable EIFS will be in the future.

Given that drainable EIFS costs just as much as other high quality exteriors, why would one want to use it given the potential problems (more variability in humidity and temperature) in this area?

Am I just making too big of a deal of this?

[jerseyj]

Professionals, familiar with EIFS, can conduct a visual condition assessment (look at the EIFS, the EIFS interface with penetrations such as windows and doors, and interior finishes).
Visual conditions such as cracks in the EIFS, perimeter contitions at windows and doors (eg. is the joint profile and geometry appropriate and the sealant in tact), and if there are any indications of water leakage or moisture problems on the interior finishes of the structure. Such an assessment is limited but usefull as an initial tool in assessing the installation of the EIFS.

However, a visual inspection will not provide a clear indication of the actual installation or conditions within the interstitial wall space; these conditions can only be determined though conducting a more invasive investigation which would include moisture readings through the EIFS (this typically leaves a pair of holes in the EIFS at each test location which need to be sealed), removal of interior finishes, and perhaps testing of the EIFS and windows for resistance to water penetration or air infiltration.

Obviously, if you are considering buying a home with EIFS (drainable or barrier), the home owner is not likely going to allow such an investigation. In addition, you are asking for someone to certify that there is no mold nor the potential for mold growth in the future. You are asking for the holy grail. You will need to engage an industrial hygenist (IH)to determine the presence of mold. There is no reputable IH that will guarantee that no mold will ever develop in the future.

Properly installed EIFS clad buildings can perform well for many years; a visual condition assessment can be performed as due diligence to provide a certain comfort level, but this is limited as discussed above. More intrusive investigative efforts can be performed to determine the actual condition of the exterior wall but these are costly and require disruption of the exterior walls.

Since you seem to be concerned about this wall cladding as a concept, its future performance, and its perception by potential future buyers (none of which is predictable), it would appear as though you would never be comfortable with a house clad in EIFS. You may want to reconsider such a purchase.

[Boohouse123]

Anybody have any thoughts on stucco? I redid the stucco on my house 25 years ago and it is now CRACKING!!! I am told that the EIFS insulation that was applied (to make my house energy efficient) caused the problem and NOW I have to have all that taken down and new siding is required, that is depending on how much damage has been done because of this insulation.
Has any one else had this? What were steps that you took to fix it and to not take such a loss?

[Tufas]

Originally Posted by Boohouse123

Anybody have any thoughts on stucco? I redid the stucco on my house 25 years ago and it is now CRACKING!!! I am told that the EIFS insulation that was applied (to make my house energy efficient) caused the problem and NOW I have to have all that taken down and new siding is required, that is depending on how much damage has been done because of this insulation.
Has any one else had this? What were steps that you took to fix it and to not take such a loss?

We are going through this right now. Couldn't sell our house with EIFS and it looks fine, no cracks no signs of any issues. Insurance companies do not want to insure these homes and the ones that do charge higher premiums. Our house is 14 yrs old and we are getting ready to rip out the EIFS and replace it with Hard coat stucco, but now I'm having concerns since I'm reading that due to some peoples ignorance regarding the differences between both, their is still a negative perception attached to hard coat- real stucco as well. I hate to spend $17,000 and still have trouble selling it - any advise?

[jerseyj]

Originally Posted by Tufas

We are going through this right now. Couldn't sell our house with EIFS and it looks fine, no cracks no signs of any issues. Insurance companies do not want to insure these homes and the ones that do charge higher premiums. Our house is 14 yrs old and we are getting ready to rip out the EIFS and replace it with Hard coat stucco, but now I'm having concerns since I'm reading that due to some peoples ignorance regarding the differences between both, their is still a negative perception attached to hard coat- real stucco as well. I hate to spend $17,000 and still have trouble selling it - any advise?

Unfortunately, stucco has been maligned by the problems associated with EIFS due to the publics inability to differentiate between the two systems.

Based on this misperception, if you have decided to re-clad the house, you may want to consider an alternative cladding system; one that is more acceptable to the current market.