White stains on EIFS

On the inspection today I noticed a number of white stains on the EIFS wall. It looks like efflorescence to me. Any other thoughts?

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My thoughts are you should disclaim it unless you consider yourself qualified to inspect EIFS.

Example:

“This house is clad with a synthetic stucco system known as Exterior Insulating Finishing System , also known as EIFS. EIFS is an exterior cladding system used widely in new construction and remodeling during the 1980’s and 1990’s. This material, while relatively maintenance free, may cause problems because moisture trapped behind its surface cannot escape, potentially resulting in decay of structural components. The most common source for water penetration behind the EIFS is at joints where it meets other materials. Problems with water infiltration due to improper installation of the system or simply leaks through other building components have led to numerous complaints and nationwide class action lawsuits against the installers and manufacturers of this product. Revisions to installation requirements in the mid 1990’s mandated the installation of a moisture barrier and drainage plane behind the EIFS, and this has reduced the potential for problems. A home inspector’s visual inspection may not reveal the presence of water infiltration and structural deterioration. The client should have the exterior cladding of this home evaluated by a qualified EIFS inspector or competent stucco repair contractor, including testing for moisture behind the EIFS. For more information about EIFS and for recommendations of qualified moisture testing specialists, visit the Exterior Design Institute at www.exterior-design-inst.com.”

Looks like a poor color mix applied to me (not mixed enough). You generally will not see this until the surface cures.

But destructive testing would need to be done to know for sure.

Yuri
i seldom see efflorescence on eifs surfaces…done hundreds if not thousands of specialized eifs inspections
may be a climate thing

imo-throwing a 25 cent word in the report adds no value when you don’t actually know the source cause

what was the source of moisture and what were the other deficiencies, i know there were some that i would have seen, that would require you to tell the client that they need to hire an eifs/stucco specialist for further evaluation that would include accurate moisture analysis performed by an edi or awci inspector

Efflorescence: A crystalline deposit, usually white, that may develop on the face of a cementitious base coat, possibly from exposure to rain or damp conditions. Efflorescence deposited on the face coat is a bond breaker, and will prevent adhesion of the finish or coating.

http://www.exterior-design-inst.com/EIFS-definitions.html

i’d also stay away from the inaccurate diatribe and get to the point

The subject property is clad with a stucco system known as Exterior Insulating Finishing System (EIFS). The client should have the exterior cladding evaluated by a qualified EIFS inspector that includes moisture testing analysis. For more information about EIFS inspectors, visit http://www.exterior-design-inst.com/ or http://www.awci.org/

the stucco contractors are the same folks that install leaky systems…not a good referral imo, ymmv

Yuri
i seldom see efflorescence on eifs surfaces…done hundreds if not thousands of specialized eifs inspections
may be a climate thing

imo-throwing a 25 cent word in the report adds no value when you don’t actually know the source cause

what was the source of moisture and what were the other deficiencies, i know there were some that i would have seen, that would require you to tell the client that they need to hire an eifs/stucco specialist for further evaluation that would include accurate moisture analysis performed by an edi or awci inspector

Efflorescence: A crystalline deposit, usually white, that may develop on the face of a cementitious base coat, possibly from exposure to rain or damp conditions. Efflorescence deposited on the face coat is a bond breaker, and will prevent adhesion of the finish or coating.

http://www.exterior-design-inst.com/EIFS-definitions.html

i’d also stay away from the inaccurate referral diatribe and get to the point

The subject property is clad with a stucco system known as Exterior Insulating Finishing System (EIFS). The client should have the exterior cladding evaluated by a qualified EIFS inspector that includes moisture analysis testing. For more information about EIFS inspectors, visit http://www.exterior-design-inst.com/ or http://www.awci.org/

the stucco contractors are the same folks that install leaky systems…not a good referral imo, ymmv

I know that rusty stains are from iron deposits. Wanted to have some insights about white stains. Thank you for your thoughts.

most residential North American eifs is Class PB system about 1/16" thick base coat, fiber glass mesh & finish coat

not much cement there to create efflorescence & bleed through the “moisture resistant” acrylic co-polymer finish

hth

Thank you, Barry. Then apparently Dale’s suggestion that it may be just a poor color mixture most likely is the reason for this staining.

I have marks that look like just like the pic on my basement wall. They were caused by stored sheets of drywall coming in contact with the wall. Can you be sure they are not smears from something touching? Difficult to interpret from pictures but possibly easier to see on site.

As a home inspector & certified EDI moisture analyst:


Note: You have an EIFS type cladding on the exterior of the home. If installed properly with the proper architectural details, this is a sturdy material. If however, proper architectural details or flashings, etc are absent, installed incorrectly, or features (such as windows, joints, flashings, etc.) are sealed incorrectly, or if there are cracks or gaps in the stucco or at wall penetrations like windows or trim, etc it can create conditions that are conducive to moisture intrusion inside the wall cavities. If this happens, moisture has the potential to be trapped on the walls interior cavities, and cause hidden damages, mold or other long term problems.

To determine the full condition of this type of stucco system would require moisture probing and intrusive testing of wall cavities, etc. This type of inspection CAN NOT be done by a visual examination alone, and is beyond the scope of the visual home inspection process we are now performing. We **DID NOT **perform any moisture probing or intrusive testing of the wall cavities. We recommend further testing and moisture analysis of the Stucco System by a qualified and competent contractor.

The client should have the exterior cladding evaluated by a qualified EIFS inspector that includes moisture analysis testing. For more information about EIFS inspectors, visit http://www.exterior-design-inst.com/](http://www.exterior-design-inst.com/)

Yuri, did you use a mirror at the bottom to see the type of EFIS system it was.
Your IR does a good job of fasteners and seams.

Mostly barrier EFIS in Montreal. They put the acrylic coating on concrete.
man what I have not seen.

Yuri, i have seen a barrier system with structural issues effect the substrate. It cases seams and fasteners to lift and cracks appear much like your images at the 1/16 coating to show a bleeding. Did you use your IR ?

I will try to find my images.
EFIS
The inspector south of the border see lots of this stuff.
Listen to Dan, Barry and Dale.