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If you own a house clad with EIFS, you should immediately take steps to determine if you have a problem. The first thing you should do is visually inspect the exterior of the house, townhouse, condominium, etc. The inspection should generally include the following:
1. Carefully observe the exterior of the EIFS for any bulges or cracks.
A bulge may indicate that the EIFS coatings have become delaminated or detached from the EPS board (expanded polystyrene board). Cracking may have been caused by a number of factors including movement of wood members of the structure, causing joint movement and cracking of the EIFS.
2. Carefully observe the sealant/ caulking joints around windows and doors for any cracks, no matter how small.
(If you don't have sealant/ caulk joints around your windows or doors, this is in violation of the EIFS manufacturers specifications).Water can infiltrate through the tiniest of cracks. Probe the wood with a blunt object to see if it feels rotten. Look for staining or streaking underneath the windows. Check to see if the EIFS appears even slightly discolored underneath the windows. If you observe any of the foregoing, there is a good chance that water has infiltrated into the wall assembly around the windows or doors.
3. Observe the areas of the house where the EIFS meets the roof line.
At areas where roof angles meet the EIFS there should be "kick out flashings". Kick out flashings are special flashings that are critical to divert water that runs down the roof away from the EIFS. In general, the flashing looks like a bent piece of metal that protrudes out of the EIFS at areas where the roof meets the EIFS. Often these critical flashings are missing. If so, there is a very good likelihood that water is flowing into the wall cavity at that juncture.
4. Does the EIFS terminate into the ground at any area around the structure?
If so, there is a very good likelihood that water is "wicking up into the structure". This also creates a virtual highway for termites to travel undetected up into the wall assembly.
Maintaining the EIFS on your building is simpler than with most exterior claddings. Painting is rarely necessary unless staining can not be removed or if a color change is desired. The important items to examine are caulking, flashing and physical damage (holes, cracks, etc).
5. Document, document, document!
Do not count on your local building inspector to catch all, most, or even any construction errors. These well-intentioned people are often overworked, behind schedule and generalists.
No matter what condition you think your structure is in, photograph or videotape as much of the condition of the wall as possible. This is especially important during initial construction or a repair process. What may appear wet at one point may dry up or what may be a serious construction error could be covered up by continuing construction within a few hours.
Try to record all phases of the work even if you are unsure of what it is you are documenting-leave that for the experts to decipher. Try to date-stamp your photos or videotape. Give yourself an edge by doing this. Guaranteed, your appearance on-site with a camera or camcorder in hand is often enough to stimulate contractors to do their best. After all, who is watching them if not you?
Regardless of anything else, having a portfolio of construction documentation photographs may very well strengthen your position should you find yourself seeking legal recourse at some future date.
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