Other cases involving moisture related "EIFS" damage stemmed from the use of poor quality (leaky or non code-compliant) windows and/or improper flashing and sealing.  

The most difficult problem in remediating EIFS related damage is locating a good contractor.  Unfortunately, some EIFS installers lack sufficient experience and/or fail to recognize the necessity to seal out every possible point of moisture entry. 

Remediation options usually require:

• Retrofitting the building back to the original specifications for sealing window edges (however, the original manufacturer’s specifications alone may not be adequate because water can also enter through the window construction. The ERC (EIFS Review Committee) suggests other methods for sealing window edges that may be just as effective and cost less to install).
• Installing a drain pan beneath window sills to channel any water leaking through window penetrations to the exterior.
• Caulking/sealing all areas and joints including decorative trim, windows, doors, roofs, deck-to-house attachments, and all other exterior wall penetrations. Much of the EIFS damage is caused by poor quality windows, improper flashing, and/or they were inadequately sealed then painted by the builder.
• If the lower edge of the EIFS is at, or below, the soil line and this edge is not properly sealed, problems can develop if the house sheathing is OSB. Water can "wick up" from the soil and into the wall system. The lower edge should be cut back and sealed to provide at least a 6" gap between the lower edge and the soil line. This is generally a requirement of the pest control industry to prevent termites reaching wood framing through tunnels hidden in the EIFS foam boards. EIFS below the soil line is much more a termite issue than a moisture issue.
• Flashing should be installed over window heads to channel moisture away from window openings.

Before negotiating with a remediation contractor, the homeowner should be very specific about the work to be performed and have clearly identified all problem areas and/or possible water intrusion points. Using members of the EIFS Industry Members Association (EIMA) will usually assure a high quality EIFS job. (EIMA is a non-profit trade association comprised of the industry's leading manufacturers, suppliers, distributors and applicators).

When installing EIFS, it is essential that the system be installed by an experienced applicator who has completed the appropriate training and who follows procedures for properly mixing coatings, applying coatings at the right thickness, and avoiding conditions that could ultimately affect the performance of EIFS.

For additional information call the EIFS Industry Members Association at 1-800-294-3462 or 1-770-968-7945 or contact the organization by fax at 1-770-968-5818 or, write to: EIMA, 3000 Corporate Center Drive, Suite 270, Morrow, GA 30260.

Q & A

Do I have to remove all of the EIFS if my walls are wet?

A:  Not necessarily.  It would depend on how much wall area is affected and how wet the area is.  Repairs can range from simple caulking to complete removal of the wall system and structural repair to any damaged walls behind.  A direct moisture measurement is required to make this decision.

Q: Is there a solution for the leakage problems?

A: Yes.  Most major manufacturers now offer products that drain.  Application techniques have changed/improved and now include a drainage plane behind the EIFS so that any moisture that might leak through the outer barrier can be channeled away from the base of the wall and allowed to seep outside.  One problem, these new systems/techniques are relatively new and have not been tested by time.

In summary, an EIFS system places an unusual maintenance burden on other structural elements designed to keep water out of the wall cavities. It does not tolerate poor installation or neglected maintenance. When building with EIFS, it is prudent to use good quality windows and make sure that windows, doors, roofs, deck-to-house attachments, and all other exterior wall penetrations are well caulked and properly sealed. For existing homes, periodic maintenance should include regular, thorough annual inspections of the flashing and all joints to ensure that the building remains watertight. Cracked or deteriorated sealant, damaged or missing flashing should be repaired or replaced immediately.