Please Help! Synthetic Stucco house (Houston, Atlanta: real estate, insurance, houses)

[Faith_S]

Hi everyone, I'm not a huge expert in houses and I'm currently hunting for a house to buy. After lots of visits, I found this house that was completely remodeled, nice location (close to lots of things and not very far from work) but one issue for me... It has synthetic stucco (EIFS) siding not real stucco (also it had termite treatment after remodeling which raises a flag knowing that the older house was EIFS as well and had water/moisture issues which caused rotting).... I've been doing some research and I found that EIFS has a stigma around it... especially in climates like the one we have in Houston... Anyone dealt with EIFS before? Any advice/thoughts? Thank you

[escanlan]

Originally Posted by Faith_S

Hi everyone, I'm not a huge expert in houses and I'm currently hunting for a house to buy. After lots of visits, I found this house that was completely remodeled, nice location (close to lots of things and not very far from work) but one issue for me... It has synthetic stucco (EIFS) siding not real stucco (also it had termite treatment after remodeling which raises a flag knowing that the older house was EIFS as well and had water/moisture issues which caused rotting).... I've been doing some research and I found that EIFS has a stigma around it... especially in climates like the one we have in Houston... Anyone dealt with EIFS before? Any advice/thoughts? Thank you

Due to your very humid climate it can pose additional strains on EIFS. However EIFS is a good material when it is properly installed and maintained. Having said that though there are many instances where it has not been properly installed and maintained leading to the various issues you have noted. If you are considering purchasing a home with EIFS I do highly recommend that you have an EIFS specialist inspect the EIFS at a minimum. Whoever you choose make sure they provide you a copy of their inspection Standards of Practice from a recognized organization (see certification below).



EIFS specialists actually have extensive training and nationally recognized certifications for this and not just a Home Inspector's license. One certification widely recognized, but not the only, is the Exterior Design Institute https://www.exterior-design-inst.com/ . They actually have a search to find a specialist in your area. Make sure you have the Inspectors certification information and a link to the national organization that certified them. Check it to ensure it is valid and not some Home Inspector training school or other organization that does not deal in EIFS and other exterior claddings only. Also just because a company supposedly installs EIFS and offers inspections does not necessarily mean they have the proper training and certifications to do it.



Also when searching for an EIFS Inspector ask to see their Errors & Omissions insurance certificate. E&O insurance is their to protect an Inspector if they screw up their work and cost you. Those that are only EIFS Inspectors are not required to carry any. However a Texas Real Estate Commission licensed Inspector that is also EIFS certified is required to carry E&O for their Home Inspection license and it generally covers their EIFS inspection work as well. If you use a multi-Inspector firm (TREC licensed) make sure you know who will be performing your EIFS inspection and ensure they are nationally certified to do it. Just because the owner or another Inspector in the firm is EIFS certified does not necessarily mean that is the one performing your inspection.

[WRM20]

I would never, ever, buy a stuccoed house in Houston. I fail to see why so many houses use stucco here, when it is not suitable at all for the area.

[elnina]

Common problem:
https://www.businesstrialgroup.com/n...ucco-lawsuits/

[Bamaman1]

Stucco (EIFS) homes have been out of favor for quite sometime. The main reason was because of poor installation by untrained workers.

My Atlanta area house had EIFS on the front around the garage door and on the dormers. (Rest was stacked stone.) And I had a termite infestation that I treated myself.

The trouble is that the stucco is installed too close to the dirt, and often down in the dirt. There should be at least 6" of concrete foundation showing so you can watch for termite tunnels. And if the stucco goes into the dirt, termites will have a way to tunnel into the house and eat your framing over a period of time.

Most places, EIFS equipped homes sell much slower and for less money than HardiPlank or brick homes.

[Texas Ag 93]

We owned a house with EIFS in the Midwest in the early 2000s (it was built in the early 90s iirc). We were aware EIFS could be a problem, but it wasn't a deal breaker for us, particularly since we were in a different climate. We did have a certified inspector come out and take a look as part of our inspection process though. I agree with PP's who recommend that.

[chitown50s]

I was a Certified EIFS Inspector in the recent past and have done many inspections in Texas on large commercial projects. I have a few comments:

1.) EIFS is a system that begins at and includes the wall sheathing, vapor barrier, insulation, joint sealant and cement/reinforcement and coatings, and all the components have installation rules or procedures that should be followed. At least two or three subcontractors are involved in the EIFS on most projects.

2.) On large commercial projects, even the best installers make many mistakes which hopefully are either caught and corrected or prove to be insignificant. But a good number of installers systemically don't follow some of the installation procedures, which is very problematic. These are projects that are crawling with owner's reps, inspectors, and various Project Managers. I can't imagine the situation is any better on a home build.

3.) After the fact, there is no way to do a true inspection - most of the components are completely covered up and inaccessible. Not that an after the fact inspection is worthless - if the visible components (joint sealant and coatings and hopefully bottom wrap) look excellent that is a good sign, but not a guarantee of an overall excellent system installation.

I understand inventories are extremely low, but I would be very hesitant to buy an EIFS house unless everything else was perfect and I was prepared to spend in the future on the EIFS.

[HTownNearNative]

I know of a colleague who bought an inner-loop home 2yrs ago who was (maybe still is) involved in such a lawsuit against the realtor and builder of the home. So much questionable new construction.. I wouldn’t buy anything stucco or EIFS in Houston..

[3shipguy]

Had a stucco patio home. It leaked like Trump’s administration. Never again.

[resonator]

They are still building some very expensive (in Tanglewood) stucco houses in Houston.
Maybe it is the good stucco.