Three things to know about EIFS inspections

The first thing to know about EIFS home inspections is that a typical home inspector does not have enough knowledge of the product to properly inspect it. An experienced inspector who has a lot of knowledge of the product is essential. The inspector must also have some experience in applying the product. In my opinion, you can’t learn everything there is to know just by reading a book and passing an exam. Ideally, you should be a master synthetic stucco craftsman and up-to-date with the latest exterior finish and insulation techniques and specifications.

The second thing to know is that inspection has many facets. The inspection will include much more than synthetic stucco. It will include any other product / material that touches it. Flashing, windows, caulking, etc. They will all be examined to determine the effect they are having on the exterior insulation and finish system, if any. Other things like grade and proper clearances will be noted.

Lastly, you should know that the inspection must include the use of moisture testing equipment. If an inspector comes to inspect your EIFS home and does not use any moisture testing equipment, then the primary reason for the inspection is missing. Sure the new Exterior Insulation and Finish System application has a very good moisture drainage system, but previous versions of the product did not have any moisture drainage system and it is very important to test the moisture trapped behind the system. The best way to test the humidity behind the system is with a probe humidity tester. The procedure when using the probe tester is invasive, which is far from ideal because you are poking holes in the stucco to measure the moisture content of the wood behind it. However, this is by far the best way to find moisture problems without actually ripping the wall. The holes made by the tester are small and actually look like a vampire bite. These small holes are usually filled with caulk after the test is complete. Sometimes a homeowner who is selling their home doesn’t want to drill any holes no matter what, so in this case there is a non-invasive surface scanner. The problem with the surface scanner is that its depth range is about an inch and the product standard is over an inch and a half thick. The area would have to be saturating the foam at least half an inch for the scanner to pick up an accurate moisture reading. It doesn’t do a good job of measuring the moisture content of real wood.