EIFS Problem or Shoddy Construction

Arguably, manufacturers, installers and general contractors all contributed to the problems which thousands of synthetic stucco homeowners are now suffering. Of course, the manufacturers claim that if their instructions had been followed, moisture would not have intruded and destroyed the framing of synthetic stucco homes. The general contractors rebut this argument by claiming that the system simply cannot be constructed to the degree of perfection required in order to prevent moisture intrusion.

The case which the builders make against the manufacturers is reasonably straightforward. They contend that there are several ways in which the manufacturers designed, marketed and sold a defective product, including:

* The synthetic stucco system is not an effective barrier system. It is impossible in the field to build a system which prevents water from reaching a home's sheathing and studs. Newer "water management" synthetic stucco systems (and the latest position espoused by EIMA) recognize this fact. New systems incorporate a moisture barrier on the sheathing to drain the moisture and have a weep capability which sheds the water.

* EIFS is a multi-component system, which potentially involves many different trades if it is to be installed correctly--namely, installers, roofers, framers, general contractors, painters, etc. The manufacturers knew about the system's complexities and failed to adequately train or inform those in the field who were responsible for various aspects of installation. Most importantly, the manufacturers received thousands of complaints over the last decade about installation deficiencies, were well aware of widespread misapplication, and took insufficient steps to rectify these problems.

* Besides giving incomplete information to those responsible for applying the system, the manufacturers sold EIFS as a low or no maintenance product. Nothing could be further from the truth. EIFS is a complex, unforgiving and extremely high maintenance cladding.

In its defense, the manufacturers say that if the system is installed according to specifications, no moisture intrusion, and no damage, will occur. The manufacturers essentially contend that the system can be installed in a manner which prevents moisture intrusion. The fact that it is not so installed represents the case against the stucco installer and the general contractor.

The manufacturer's case against the installer and builder is also straightforward. Dating back to the late 1980's, there were industry standards governing application of EIFS. These were promulgated and published by EIMA, and refined by individual manufacturers. Most manufacturers issued details and specifications (of widely varying quality) for installation of the product. For numerous reasons, these details and specifications were grossly ignored in the field. Regular features of misapplication include:

* The absence of proper kickout flashing at roof wall intersections, and the absence of sill, header and pan flashing at windows;

* The absence of sealant joints around windows and doors, and other locations where synthetic stucco meets dissimilar materials such as wood; the absence of backer rods where there are sealant joints; the absence of sufficient caulking or sealant in these areas; the absence of sealants at penetrations where gutters, downspouts, and other fixtures are attached to the house;

* Insufficient thickness of the base coat. Base coat thickness is required to be at least one sixteenth of an inch;

* Inadequate backwrapping;

* The absence of a moisture barrier on the sheathing;

* Improper application of the foam panels, resulting in delamination and cracks, through which water intrudes;

* Absence of rough opening flashing around the windows, to permit the EPS board to be adhered to the sheathing directly;

* Bringing the synthetic stucco into the ground, providing a ready route for termites;

* Using the wrong kind of adhesion, or applying adhesives incorrectly, resulting in delamination, cracks and moisture intrusion; misapplication of the mechanical fasteners which adhere the foam to the sheathing.

Most of these requirements were addressed in the manufacturers' specifications. In essentially every synthetic stucco house built before 1996, however, one or more of these specifications is violated. Such improper application is one of the primary reasons for current moisture damage to houses.

So the question remains: defective product or shoddy construction? A strong case can be made that it was a little bit -- or a lot -- of both.

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