EIFS Inspections
Unbiased. Trusted. Independent.
Whether you are looking for a commercial or residential EIFS inspection, PBI offers independent, third party inspections without a conflict of interest.
What is EIFS?
EIFS stands for Exterior Insulated Finishing System. This is a type of stucco applied over foam insulating materials. EIFS has become increasingly popular for both residential and commercial structures due to its energy efficiency and breadth of design choices.
What are some problems with EIFS?
If an EIFS building is not designed & installed properly, incidental moisture can get trapped behind the stucco and damage the underlying materials. This results in mold & wood rot. All exterior siding products such as brick, wood shingles or vinyl siding experience some water intrusion behind the outer layers. With EIFS systems, water intrusion problems are exacerbated by the cement exterior and and the propensity to trap moisture in the outer wall.
Water often finds entry into the wall at seams, like windows and doors, or where the EIFS joins other building materials like the roof, a deck or chimney.
The only way to determine if elevated moisture is present is for a certified EIFS inspector to do an inspection with moisture detecting equipment.
Who are our EIFS Inspectors?
EIFS inspections are highly specialized. Our EIFS inspections are performed by AWCI certified inspectors. The staff at PBI maintains their leadership position in this area through their field experience and industry-sponsored continuing education and recertification.
What are “Forensic” EIFS Inspections?
A non-invasive forensic inspection is for clients who want to know if the EIFS on a building is in good condition, often on a home they are looking to purchase.
Our inspectors use their training & specialized equipment to evaluate the building in a non-invasive manner to determine the condition of the stucco, including evaluating if there is trapped moisture behind the stucco.
A forensic inspection is a three step process:
- We begin with a thorough visual inspection of the EIF system paying critical attention to the design, terminations and sealant.
- Next we use our infrared camera to look for the location and patterns of mechanical fasteners, foam board installation patterns and any areas of separation of the EIFS from the underlying materials (delamination).
- Lastly we use a non-invasive moisture meter that can identify moisture trapped in the wall (up to 4” deep).
A detailed written report with our findings is always provided so you have a clear understanding of the condition of the EIFS and if any repairs are necessary.
When would an “Invasive” Inspection be needed?
Even with the best technology, there is only so much that can be learned from a non-invasive inspection. When necessary, cutting into the EIFS and making inspection holes is done to evaluate the hidden layers of the EIF system, such as the weather resistive barrier (WRB), drainage planes and the condition of the framing.
This work needs to be authorized by the building owner and a temporary repair strategy has to be in place before we cut into the siding. In our experience this type of inspection is done as a second step (following a non-invasive inspection).
What is EIFS “Owner’s Representation” work?
PBI provides periodic oversight of an EIFS installation or repair project to make sure the work is done as the plans and specifications are designed. Sometimes the best construction drawings get in the hands of the wrong contractors or well intentioned contractors simply get in over their heads. In either case costly mistakes can be made. PBI's periodic oversight is an invaluable and often underestimated tool to help owners get what they paid for and prevent construction mishaps.
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