The primary goal of this inspection is to determine the overall condition of the cladding and the sheathing and framing inside. Additional goals of this inspection are to locate specific areas where the installation details may make the system prone to leakage, and to further investigate the actual moisture content of the wall system behind the EIFS. With Infrared Imaging we can identify suspect locations for destructive moisture probing.

EIFS (Exterior Insulated Finish Systems) are face-sealed or barrier type claddings for buildings. Because they rely on a perfect seal at the exterior surfaces, they are susceptible to entrapment of moisture inside the system. Water can enter the system where seams and seals fail, where moisture migrates from inside the building and where punched openings (windows, doors, etc.) are present. Because of the low vapor permeability of the finish, water trapped behind the EIFS cannot dry out quickly toward the outside of the wall. Depending on the rest of the wall system design and installation, there may also be limited drying potential to the inside. Limited drying potential in combination with high leakage potential can lead to moisture buildup inside the wall, and eventually to mold growth and structural decay.

Additional destructive investigations may be required to determine the actual amount of structural damage caused by high moisture levels detected during this inspection. This inspection cannot identify as defective any areas which are dry at the time of the inspection, nor where hidden damage may be present which has no visual clues. Please note that long periods of dry weather can allow trapped moisture to dry out, and that this is difficult to determine during the inspection.

EIFS Maintenance Advice:

	Ensure that window/door framing have been caulked to abutting cladding
	Ensure that there is no separation of window/door frames at the corners
	Ensure that expansion joints are flexible and watertight (should be ½” to ¾” wide)
	Ensure penetrations, attachments and terminations have proper sealant joints and flashing
	Ensure that all flashings are functional for proper drainage away from and off the roof gutters and downspouts should be properly sloped and cleaned regularly
	Ensure that the foam does not terminate below grade (it should be 6-8 inches above grade)
	Ensure that window/door weeps are functional and clean
	Ensure that exposed wood edges have been painted

	Front roof area valley with EIFS intrusion.
	Example of siding. Note glue holding EIFS insulation to the wall.

Architectural Accents:
	The architectural accents should have required beveled tops, which allow moisture to run off rather than stand on the EIFS facing.
	Collective view of kitchen exterior wall, indicating moisture entrapment.       Need More Detail? Click on a Sample Report below for more information. Sample Report 1 Sample Report 2