EIFS Inspection

EIFS Inspection

An Exterior Insulation and Finish System Inspection should be done before you buy a Synthetic Stucco home (Southeast Michigan call 888-407-2609).

Everyone knows to get your home inspected before you buy it, but there are a lot of people that do not know if you plan on buying a house clad with Exterior Insulation and Finish System you should have it also inspected by an EIFS professional to make sure the system is up to par and if it is not you need to know how much it is going to cost to fix it. Essentially, there are 4 things that every buyer should do before purchasing the home.

  1. Have a professional do a visual inspection of the cladding. A simple visual inspection for the well trained eye can find many things on the exterior of a home that are missing or not done right.
  2. The professional should be trained in thermal imaging, so he can perform infrared thermography on the home to find any moisture anomalies.
  3. The professional should have an invasive moisture meter to confirm any moisture anomalies found by the thermal imaging. 
  4. The guy that comes out should be able to put together a quote for the cost of repairs.

 

EIFS inspector

 As a buyer those are the four things I am looking for when I call someone to come out and look at a house I plan to buy. I have had some people suggest this is a conflict of interest as the guy doing the inspection is also the guy doing the repairs which has some merit, but for me I am an honest guy just giving the buyer what they need.  If you call me to come out to inspect the home you will get a guy that has over 25 years experience in the industry with extensive training in moisture testing and trained in thermal imaging. I have been repairing this product for over 15 years. I know when, why and how this product fails. You would be hard pressed to find someone more qualified to inspect your home. That being said I am not a 3rd party EIFS (aka Dyvit or Synthetic Stucco) inspector because I do the repairs. To properly do repairs you have to be able to test the moisture  behind the system. For that reason I own the moisture meter and thermal imaging camera and use them on a daily basis.  Here is a list of my certifications. It is one thing to read the books and take the classes, but having over two and a half decades of hands on experience is something you just can learn in a book or classroom. Before doing repairs I always like to inspect the house with a visual inspection and then thermal imaging and lastly I confirm any anomalies found with the thermal imaging camera with my invasive moisture meter, which will read the moisture content of the substrate behind the system. By doing this I can get a pretty good idea of how much the repairs are going to cost. That being said I am NOT a 3rd party Exterior Insulation and Finish System inspector I am an EIFS repair guy. I have 26+ years hands on experience. I have training in Infrared Thermography. I have been using a Delmorst Invasive Moisture Meter on Exterior Insulation and Finish System houses and buildings for over 10 years. You will be hard pressed to find a more qualified guy to evaluate your Synthetic Stucco home.

EIFS inspector Corey Turcotte

 

 

 

 

 

EIFS Inspection by Corey Turcotte 888-407-2609

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EIFS Samples

The Making of the EIFS Samples

These samples will be used in the research experiment

We will be making 3 samples for the experiment. One sample using an old version of the barrier system. One using a cloth barrier and mechanical fasteners with a drainage system. And a sample with a liquid moisture barrier with a drainage system. This post will focus on the actual creation of the three samples. We will go in depth on the materials used and exactly how they were made. Each sample will be made on a piece of OSB. The object of this research is to determine the affects on the OSB from the system once we introduce moisture behind the system. The experiment will be designed to allow water behind the EIFS much like a failing area on a home. For example a missing kick out flashing that is allowing roof run of water to infiltrate the Synthetic Stucco. Now that we have a little background it’s time to explain how each sample will be made.

  1. Old Barrier System – You would see this being done in the 80’s mostly. With this sample we are going to adhere the foam to the OSB with the Exterior Insulation and Finish System cement (back in the 80’s we were using a glue, which has been discontinued). For the purposes of this experiment the cement will work fine and was used a lot in the 80’s. There will be no barrier between the OSB and the foam at all. Then the foam will be sanded and a coat of Alpha Base-coat will be applied with reinforced fiberglass mesh embedded. Once that drys a coat of finish will be applied. 
  2. Cloth Barrier and Mechanical Fasteners with Drainage – With this system the OSB will be covered with a cloth barrier that is ribbed for drainage. A track will be installed at the bottom and the cloth barrier will be dropped in the track. Then the foam will be attached to the OSB with the mechanical fasteners. The foam will be sanded and the Alpha Basecoat will be applied over the fasteners and then over the entire area with the embedded fiberglass mesh. Again at this point a coat of finish will be applied.
  3. Liquid Moisture Barrier with drainage – The surface of the OSB will be painted with a liquid moisture barrier (two coats). The the track will be attached at the bottom and the liquid moisture barrier will extend down over the track using a fiberglass grid tape pr cloth. The foam will be adhered to the substrate with the Alpha Base Coat making sure all ribs are vertical to create channels for moisture to drain. Again the foam is sanded and the Base Coat is applied with the mesh embedded. After it drys the finish coat is applied.  

The first system is not a drainage system and that is why it does not have the track installed. The other two systems are drainage systems and the idea is that if moisture finds it’s way behind the system it will run down the barrier into the track and out the weep holes in the track and not affect the OSB. We are about to put them to the test and see how well they fare.

 

Old Barrier SystemCloth Barrier & Mechanical FastenersLiquid Moisture Barrier
Gallery LinkGallery LinkGallery Link
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Back to the EIFS Research page

Research EIFS Samples by Corey Turcotte

 

 

 

The Making of the EIFS Samples

Another Beautiful EIFS / Dryvit Job in West Bloomfield

Absolutely beautiful EIFS / Dryvit home in West Bloomfield Michigan

Really feeling great walking away from such a good looking project in West Bloomfield

A lot of hard work and long days has really paid off. Just looking at this house all finished makes it all worth it. Lots of high detail on this one and some challenges setting up the scaffolding, but we where out of there in 4 weeks, so not to bad considering we did it right.  I would rather spend a little more time doing it right once than having to come back and do it again. I think the chimney was the hardest part.  The back porch was no picnic either. The owners were very happy with our work for sure.

It is very satisfying walking away from a job seeing such a great looking home. These people will be happy with the outside of their house for years to come.

Check out more of our projects on the Gallery page where you will find images of several jobs including some great pictures of roof rake repairs, column repair, signs, bird holes, and much more. We do complete remove and replace to fixing small holes. We have seen it all over the years that’s for sure. Call 1-888-407-2609 for your free estimate if you have a repair in Southeast Michigan.

EIFS / Dryvit house Bloomfield MI

 

 

 

Synthetic Stucco or Exterior Insulation and Finish System

Another Beautiful EIFS / Dryvit Job in West Bloomfield

EIFS Plastering Job in Michigan

EIFS Plastering Job in Michigan

Are you looking for an EIFS Plastering Job in Michigan?

If you are looking for a Synthetic Stucco job in Southeastern Michigan we can help. We are currently looking for reliable journeyman plasterers to work. Reliable transportation is a must. We normally look for professionals with at least 10 years experience, but have hired guys with as little as 5 years experience if they are quick learners and work well. Having your own tools is obviously as must as well. It is important that you not only know how to float but are very good at it. We specialize in repairs, so having a good plastering skill set is a must. It is much harder to do repairs than full installs. Experience with installing kick-out flashing’s is a plus. Duties will include caulking, demo, clean-up and cover-up, hang fiberglass board, light scaffolding, working off ladders, remove and replace, applying liquid moisture barrier and of course being good with your tools. Focusing on repairs means we move from job to job. We don’t stay at a job many days. It’s a steady change of environment for sure. We work in Birmingham, Bingham Farms, Franklin, Bloomfield, Farmington, Livonia, Novi, Canton, Northville, Sterling Heights, Troy, Rochester, and surrounding areas. Are you an EIFS applicator? If you are interested you can fill out an applicationEIFS Plastering Jobs or call us at 888-407-2609. Hiring Synthetic Stucco / Dryvit ® applicators.

NOW HIRING!

 

 

 

 

 

 

EIFS Plastering Job in Michigan

EIFS Repair Cost

EIFS Repair Cost

So, how much does a typical EIFS Repair Cost ?

 

The thing about a Synthetic Stucco repair is that there is no such thing as a typical repair when it comes to Exterior Insulation and Finish System. Each repair is completely different. There are no two the same. It is very hard to estimate how much a repair is going to cost. It is impossible to tell how much damage may be behind the system. If moisture got behind the system and damaged the wood back there. The Synthetic Stucco surface coat hides the damages very well. For that reason we always recommend having some moisture testing done before we give a quote. Otherwise, it is going to be somewhat of an open ended quote.

There are several different types of repairs:

  • missing kick out flashing
  • cracks and flaking
  • failing caulk
  • failures at grade
  • remove and replace
  • minor and major moisture damage including structural damage

Repairs are something you really have to look at to price. You can never tell until you get there and see what everything entails before you can price it. If you would like someone to come out and take a look at your project call Corey Turcotte at 888-407-2609. We service Southeastern Michigan including Birmingham, Bloomfield Hills, Franklin, Farmington Hills, Troy, Sterling Heights, Shelby Township and surrounding areas. eifs repair cost

eifs repair cost

EIFS Repair Cost

Dryvit Issues

Dryvit Issues

Are you having Dryvit issues?

We specialize in repairing Dryvit ® so we know about people having Dryvit issues. There are home owners and business owners that have experienced problems with their synthetic stucco cladding. Moisture damage is one of the biggest problems when it comes to synthetic stucco. The moisture problems are mostly due to a design problem. The original Exterior Insulation and Finish System was what is known as a barrier system, which means it was a weather barrier. When done right the barrier system worked fairly well as the commercial buildings are designed a little better for the barrier system. The flat roof with a copping works much better with the barrier system than a typical residential design. The major issue with Dryvit is in the residential application when it comes to applying the barrier system, which since about the year 2000 the barrier system has not been used. The new system ‘The Next Generation of EIFS’ has been used after the year 2000. In fact the building codes where changed and now there has to be a moisture barrier over any wood framed structure. There may be a wave of homes built in the 80’s and 90’s that are failing now that need to addressed. The old barrier system when done right still holds up well if it is properly maintained. The problem with the barrier system is that if any moisture penetrated it the water was trapped back behind the system and it eventually starts to rot the wood. When the building codes changed they required a moisture barrier over wood, but we will take that one further and say that when using Synthetic Dryvit Stucco you should use a liquid moisture barrier. The liquid moisture barrier works better than a cloth moisture barrier. We have been doing repairs for over 26 years and we found the liquid barrier is far better than the cloth. When installing the cloth barrier you put tons of holes in it when you staple it to the wood and then again when fastening the foam to the wood. When you use the liquid barrier instead of fastening the foam with mechanical fasteners you apply the foam with a notch trowel which creates channels for moisture to drain. The mechanical fasteners smash the foam to the wood so tight to the wood moisture has no chance to escape. If a liquid moisture barrier is used you can eliminate the biggest issue when it comes to the product. dryvit issues

dryvit issues

 

 

 

Dryvit Issues

 

Dryvit Stucco Repair

Dryvit Stucco Repair

Dryvit Stucco Repair in Southeast Michigan

We have be doing repairs in Southeastern MI for over 26 years. The most important think when it comes to Synthetic Stucco is doing it right the first time. When that doesn’t happen we are there to pick up the pieces and put them back together again. One of the hardest things in the construction industry in general is to fix something that someone else made a mess of. With Exterior Insulation and Finish System it is very difficult to know exactly how much damage there is behind the system. If moisture penetrates the system it can cause damage because the moisture can get trapped without any air flow which can cause the wood to rot. Back about 20 years ago the system was much different. Back then there was no way for the moisture to drain. Now there is a drainage system to allow the moisture to escape. What we have now is a bunch of projects that were done in the 80’s and 90’s that had the old system that are failing now. Dryvit has taken some major steps to ensure the new projects being done today will drain moisture and not fail in the future. One of the most important thing they have done is to incorporate a training and an dryvit stucco repairaccountability program for the applicators. Nowadays, you have to be a certified applicator to even buy the product, which has helped a lot. If you have a project in the Southeastern Michigan that needs repairs or your home is clad with EIFS and it needs repairs we would like to come out and give you a free quote. We have specialized in Dryvit stucco repair for the past 12 years and have been in the industry for over 26 years.

 

dryvit stucco repair

 

 

 

Dryvit Stucco Repair

How to repair EIFS

How to Repair EIFS

Best practices on how to repair EIFS

Repairing EIFS for the most part should be left to the professionals, but as it would have it the professionals that are actually willing to do EIFS repairs or know how to repair EIFS are far and few between. For that reason we have designed the original EIFS Repair Kit and supply instructions on how to get your repair done like a pro. The kit How to repair EIFScomes with everything you will need to complete a few small repairs. When working with Synthetic Stucco it is important to have patience. It takes some time to get it just right. I would start with a repair that is not out in plane sight. You may want to start with a patch behind a tree or something. You are not going to do a perfect looking patch the very first time. It may take a time or two to get good at it. The kit comes with all the materials you will need and a few tools. What type of repairs should you try to do yourself? The best idea is to stay to the small repairs anything to big should be felt for a pro. I would think bird holes, minor cracks, minor flaking and minor hail damage are good examples of repairs you might take on yourself. If you are planing on doing a Synthetic Stucco repair yourself the best place to start is by purchasing the kit. I would recommend reading all the instruction before attempting to do the repair. After you have read all the instructions bring the quick reference guide with you when doing the repair. The process is done one step at a time so it is pretty easy to stay focused on what you are doing and not get overwhelmed.

 

How to repair EIFS

Repair holes in EIFS

Repair holes in EIFS

Why is it important to repair holes in EIFS?

Repair holes in EIFSIt is important to repair holes in EIFS sooner than later. Obviously, the holes in your home look terrible, but besides aesthetically, there are other reasons to get those repairs done right away. Every time it rains there is moisture penetrating the system through the holes. Any time you have moisture behind a portland based cement product it is not a good thing. Water is a powerful thing that can create a lot of problems over time. It really depends on the substrate and the moisture barrier to determine how much damage will occur. Most homes will have a substrate of OSB and a moisture barrier of some kind of cloth based barrier. This combination is something of a concern when you have holes in the exterior cladding, as moisture is absorbed by the foam and the cloth barrier has holes in it from installing the barrier itself and the mechanical fasteners that are used to install the foam, so the cloth barrier has many holes in it which are allowing moisture to penetrate the wood substrate. Behind the system there is no air flow, so the moisture is festering in and around the wood and given time is going to rot the wood. Leaving a few small holes around the house can cause some problems down the road. The winters here in Michigan are the worst for causing damage when there is moisture behind the system. Every time it freezes and thaws the moisture absorbed by the foam expands and contracts breaking down the cement coat a little at a time. After a bunch of freezes and thaws over the winter the layers of Alpha Base Coat weaken and eventually start to crack and even delaminate. Exterior Insulation and Finish system (EIFS) also known as Synthetic stucco or Dryvit ®.

Repair holes in EIFS