EIFS
stands for Exterior Insulation and Finish
Systems.
These systems are often referred to as Synthetic Stucco.
What are EIFS?
- EIFS are built-up exterior finish “systems” used in residential and commercial construction. There are two types of EIFS: barrier and drainable. Barrier EIFS were phased out of residential wood-framed construction in the late 1990s and replaced with drainable.
- EIFS can be applied to any exterior wall type, whether it's sheathed with plywood, OSB, gypsum board or constructed with concrete or masonry.
- EIFS improve energy efficiency.
- EIFS offer designers a variety of textures, colors and architectural embellishments.
What are barrier EIFS comprised of ?
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What are drainable EIFS comprised of ?
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How can I tell if my home is clad in EIFS?
- EIFS and traditional stucco look very much alike; in fact it is difficult to tell the difference with the naked eye.
- Here is a quick method to determine if your house is clad in EIFS: KNOCK ON IT.
- Stucco, used for over 100 years, is comprised of cement, sand, water, and lime. For that reason, when knocked, it will sound solid and heavy.
- Since EIFS are composed of thin polymer coating atop foam insulation board, they sound light and hollow when knocked.
What are the problems associated with barrier EIFS?
- EIFS act as barriers and don't let water in. In some cases, water has been found to infiltrated joints between windows, doors, corners, and openings for plumbing or electrical systems.
- When this happens, there is no path for the moisture to exit. The moisture becomes trapped and causes wood material to deteriorate and rot over time.
- Problems with barrier EIFS have been reported nationwide.
What are the causes of barrier EIFS problems?
The causes have been debated since problems with EIFS were discovered.
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How has the industry responded?
- Most EIFS manufacturers now supply drainable systems. In fact, some manufacturers have discontinued non-drainable EIFS products.
- The EIFS Industry Members Association recommends that drainable EIFS be installed on one and two-family dwellings.
- EIMA and the National Association of Home Builders have developed a training program to certify installers and inspectors on application requirements for EIFS products.
What are the requirements for EIFS in Fairfax County?
Virginia Uniform Statewide Building Code (USBC) Requirements:
The USBC requires barrier-type EIFS to have special inspections for all applications except those applied to masonry or concrete (special inspections are inspections that require special expertise to ensure the adequacy of the installation). Special inspections requirements (PDF)
- All EIFS products are required to have an evaluation report from the International Code Council or an accredited laboratory listing.
Evaluation Report Requirements:
Evaluation reports or accredited laboratory listings are sets of instructions to code officials and builders for various products not specifically addressed in the codes. A report will contain the following information:
- A list of materials associated with EIFS.
- Installation requirements.
- Limitations for use.
- Typical details.
- A list of components which require special inspections.
Fairfax County Requirements:
In November 1996, Fairfax County issued a Letter to Industry, No. 96-12 (PDF) outlining policy requirements for all installations of EIFS. In March 1999, this policy was amended in another Letter to Industry, No. 96-12 Revised (PDF). The following are the combined policy requirements for all wood-framed structures, residential or commercial, clad in barrier or drainable type EIFS:
- The applicable evaluation report or listing shall be attached to each set of drawings.
- All language and information, as required by the report, shall be incorporated into the construction documents.
- All details contained in the evaluation report or listing shall be incorporated into the construction documents and shall reflect project-specific conditions.
- Other conditions not reflected in the evaluation report or listing, but critical to the performance of the EIFS, as determined by the design professional, shall also be incorporated into the construction documents. This shall include pipe or cable penetrations, joints, flashing around decks, and any condition which alters any EIFS components.
- Specific product information for all windows and doors to be utilized in the building's exterior walls clad in EIFS shall be noted in the construction documents.
- The drawing sheets which contain the EIFS-related exterior envelope details must contain an original signature and seal of a design professional registered in the commonwealth of Virginia.
- Prior to the final inspection a certification statement shall be submitted to the county which attests that EIFS have been installed in accordance with the manufacturer's instructions and the research or evaluation report.