After the exterior stucco is conclusively determined to be an EIFS system, the system should be evaluated in order to determine if it was installed in accordance with the manufacturer's specifications. In cases where the manufacturer can not be readily determined, general guidelines prepared by EIMA (EIFS Industry Members Association) are followed. At the same time, a moisture survey is conducted to determine if moisture has penetrated the exterior surface.

Visual Inspection

The purpose of the visual inspection is to detect potential problem areas which could allow or already have allowed water entry. This includes both the interior and exterior of the home.

Interior Inspection:

Signs of water penetration can be in the form of actual liquid water or staining. Typical areas include ceilings, window heads, windowsills, and floor lines. The source of water entry should be determined if possible. In some cases, a more exhaustive investigation is necessary and becomes part of the repair process.

Exterior Inspection:

The exterior inspection includes evaluation of the areas vulnerable to water penetration, the installation details of the system, and the physical condition of the exterior.

Be aware that certain portions of the system are not readily accessible for inspection. In most cases removal of some surface attachment is required to see the basic elements of the system. Specific manufacturer information typically can not be ascertained through visual inspection. This is because the system consists of a combination of materials installed in layers. It is usually beneficial to all parties involved to find out ahead of time who the builder of the home was and possibly the name of the sub-contractor who installed the system.

Vulnerable areas to water entry include all window and door openings, joints between dissimilar materials and the stucco, all wall attachments and penetrations through the stucco, chimneys, all wall junctions, roof kickouts and other flashing, roof abutments, areas below gutters and downspouts, and the base of the system at ground level.

Outlined in the manufacturer's specifications are standard details for installation of the stucco with regard to these vulnerable areas. In cases where the manufacturer is unknown, EIMA (EIFS Industry Members Association) guidelines are followed. Non compliance with these standard details almost always results in a direct source for water entry.

The standard details include proper system attachment methods, minimum and maximum foam insulation thickness, minimum base coat and finish coat thickness, fiberglass reinforcing mesh coverage, expansion joint and termination joint sizing and location, aesthetic joint and decorative detail design requirements, the design of joints and termination's, etc. The inspection should identify all improper installation details.

The physical condition of the exterior should also be noted during the inspection. Typical findings include impact and surface damage, the presence of mold or fungal degradation, staining, surface delamination, bulging or buckling, surface cracking, and sealant deterioration or failure. Most of these conditions are the result of not following the proper installation methods and design details.

Moisture Survey

Moisture penetration can occur in several ways. Water can enter in liquid form, typically through some breach in the building envelope. Water can also enter by means of capillary suction. This is typically found when the stucco system extends below grade. Because air holds water, condensation can form on a surface when air pressure differences exist and the air is moving. Water entry also occurs in a vapor state. This happens when moisture passes through a material. Each of these forms of water penetration can occur with synthetic stucco and EIFS systems.

All suspected locations of water entry should be further investigated by testing for moisture within the wall. Testing for moisture within the components of an existing wall system is typically accomplished with an electrical device known as a moisture meter. The meter indicates the relative amount of moisture at the location tested.

Moisture testing is generally performed as follows. The exterior cladding is penetrated with an appropriate tool to allow contact with the wall sheathing or framing. The moisture meter probes are immediately inserted so as to contact the sheathing or framing. The moisture content reading is read and recorded within five seconds of contact. If the moisture reading is twenty percent or greater, additional tests are conducted to determine the extent of the high moisture areas. The penetrations of the cladding caused by the moisture testing are sealed with an approved sealant or appropriate material.

Moisture readings are typically represented as a percentage.