EIFS?'s

[Stephen P. Shockley]

I've just inspected my first home that has an EIFS on the front and end faces of the house. I'm saying EIFS, only based on what I've read about these systems, I could be wrong, which is the reason for my post. I'm also struggling with exactly how to really know if it is an Moisture Drainage EIFS and trying to determine what caused all of the mold and stains on the inside of the garage corner directly adjacent to a cutout made for the electric service entry and meter. Looking closely at the picture from the outside taken of the cutout made where the electric service entry is, you can see the house wrap, white insullation, fiber mesh and the lamina. Any and all inputs are most welcome. Here on the Eastern Shore of Md, we don't have that many homes using Stucco. So this is the first that I've had to inspect.

Regards,

Steve

[Brian A. MacNeish]

Originally Posted by sshockley

I've just inspected my first home that has an EIFS on the front and end faces of the house. I'm saying EIFS, only based on what I've read about these systems, I could be wrong, which is the reason for my post. I'm also struggling with exactly how to really know if it is an Moisture Drainage EIFS and trying to determine what caused all of the mold and stains on the inside of the garage corner directly adjacent to a cutout made for the electric service entry and meter. Looking closely at the picture from the outside taken of the cutout made where the electric service entry is, you can see the house wrap, white insullation, fiber mesh and the lamina. Any and all inputs are most welcome. Here on the Eastern Shore of Md, we don't have that many homes using Stucco. So this is the first that I've had to inspect.

Regards,

Steve

The breech of the stucco layer shown in the first picture is extreme and will allow direct entry of water, especially in wind-driven situations. A drainage layer is designed to take care of incidental water leakage not large amounts of direct water leakage.

In behind the meter socket/box, you may have a conduit carrying the SEC's inward to a distribution panel. This is a breech of the hidden drainage layer and may not have been properly sealed by the electrician.........how's he to know about the principles of a rainscreen and a hidden drainage plane. Although you cannot see it, it may be the main culprit allowing water into/through the wall system,causing the staining/mould.

[Stephen P. Shockley]

Brian,

I've attached another picture showing the two distribution panels on the inside wall of the garage that is adjacent to the electrical service entry. Thanks for the help.


Regards,

Steve

[Jeffrey Moore]

Do you have a distance picture showing the service entrance?
I am wondering if the cladding continues down to the grade?

[Stephen P. Shockley]

Here ya go..

[Jeffrey Moore]

Wow. Obvious breach in the cladding allowing rain to penetrate . This area needs to be repaired and damage to structural members may be present. Painted sill plate showing exposure damage also makes me wonder how extensive the interior structural moisture damage is.

The obvious extension of the staining around the corner is bothersome. I know the velocity of storms the eastern shore can receive is great( lived in VA BCH) but the linear size of the staining makes me wonder.

[Stephen P. Shockley]

I'm wondering if any of this was the result of all the snow we had here this past winter and the house being empty the whole time. We had 24" twice in 2 weeks, then 4 days later another 21 inches fell. Is it possible this snow drifted up the side of this house and eventually wicked up under the EIFS? I did put one of those Extech moisture meters on the drywall inside the garage and it wasn't showing any moisture at all.

BTW: I have a daughter and son-in-law in Va Beach. I used to live in Hampton, Newport News, Denbigh then onto Hayes Va. before moving back here to the Eastern Shore. Hence the name of my business, Shore-Footed Property Services came about.


Regards,

Steve