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Started By
Message
EIFS (synthetic stucco) questions - is this panelization concerning? UPDATE in OP
Posted on 6/21/22 at 9:01 pm
Posted on 6/21/22 at 9:01 pm
Hoping someone on here with more experience than I possess can help. Mrs. TLC and I are moving back to BR and in the process of negotiating on a house.
On part of the house that is covered in EIFS/synthetic stucco, you can see a distinct grid pattern presumably from the panels underneath the EIFS.
Is this panelization normal in EIFS that is 30ish years old? Does it indicate any underlying issues or poor installation techniques?
We are already aware of some water intrusion and damage on some parts of the facade that will need to be repaired but we don't want to spend money on a short term fix if the long term answer is a total tear down.
UPDATE: Well I got a 2nd opinion and both stucco guys agree that the panelization is NOT a water issue but instead due to installation techniques used at the time.
So it's really a cosmetic issue. One recommended a skim coat to help even it out but said it'll always be there until a tear down.
On part of the house that is covered in EIFS/synthetic stucco, you can see a distinct grid pattern presumably from the panels underneath the EIFS.
Is this panelization normal in EIFS that is 30ish years old? Does it indicate any underlying issues or poor installation techniques?
We are already aware of some water intrusion and damage on some parts of the facade that will need to be repaired but we don't want to spend money on a short term fix if the long term answer is a total tear down.
UPDATE: Well I got a 2nd opinion and both stucco guys agree that the panelization is NOT a water issue but instead due to installation techniques used at the time.
So it's really a cosmetic issue. One recommended a skim coat to help even it out but said it'll always be there until a tear down.
This post was edited on 6/22/22 at 8:21 pm
5
Posted on 6/21/22 at 9:39 pm to 9rocket
quote:
No bueno.
Care to elaborate?
Posted on 6/21/22 at 10:24 pm to The Last Coco
The panels are made of styrofoam and are glued to the underlying sheathing. The panels are also secured along the seams by nails and 1.5” plastic washers. The nails effectively secure the seams, but the middle of the panels can become unglued if moisture gets between the panel and the sheathing. That’s why the middle of the panels are bulging outward. I don’t think the panels can be re-glued, but I could be wrong.
The existing panels can removed and replaced, and a new outer coating would have to be applied, unless you switch to siding.
The existing panels can removed and replaced, and a new outer coating would have to be applied, unless you switch to siding.
This post was edited on 6/21/22 at 10:31 pm
Posted on 6/21/22 at 10:30 pm to 2BRKnot
quote:
2BRKnot
Thank you. That helps a lot.
Based on your understanding/experience, is the only solution a complete teardown/re-stucco then?
ETA: just saw your edit. Understood. So looks like a bigger job than just some patching and re finishing. Well that sucks.
This post was edited on 6/21/22 at 10:34 pm
Posted on 6/21/22 at 10:41 pm to The Last Coco
I had a similar problem with synthetic stucco on my chimney. I had to have the stucco removed. I decided to replace it with siding because I didn’t want to deal with the stucco again in the future. Plus, I figured it was easier to find someone to install siding than synthetic stucco on a small job like a chimney.
Posted on 6/21/22 at 11:13 pm to The Last Coco
They should have built a roof overhang on the rake of the roof. The source of the moisture is probably that gable vent.
There are inspection company's that specialize in EIFS if you care to proceed. When was the house built?
There are inspection company's that specialize in EIFS if you care to proceed. When was the house built?
Posted on 6/21/22 at 11:27 pm to weadjust
Already had the home inspection which triggered a stucco specific inspection and estimate but the estimate includes patching some areas around a window and a roof joint and basically resurfacing + painting the entirety of the area.
It doesn't mention the area I posted a pic of or the possibility of needing a total tear down. An architect I know drove by and noticed that grid pattern, snapped some pics and brought it to my attention.
ETA: home is 1992 build I believe
It doesn't mention the area I posted a pic of or the possibility of needing a total tear down. An architect I know drove by and noticed that grid pattern, snapped some pics and brought it to my attention.
ETA: home is 1992 build I believe
This post was edited on 6/21/22 at 11:29 pm
Posted on 6/21/22 at 11:37 pm to The Last Coco
Have that home inspected with a thermal camera, it will show any and all water intrusion
Posted on 6/22/22 at 7:43 am to The Last Coco
One of my main rules when buying a house is it cannot have stucco. Have seen so many houses need 50k plus in repairs with stucco.
Posted on 6/22/22 at 9:03 am to The Last Coco
(no message)
This post was edited on 10/26/22 at 9:29 am
Posted on 6/22/22 at 9:43 am to footballdude
quote:
Probably will need to remove all of the stucco on the house and replace with new.
Probably some rotten wood underneath that will need to be replaced as well.
EIFS repair contractor is telling me that it's just due to age and likely fine other than the obvious areas of water intrusion he identified.
Is this possible? Or is the only explanation for that panelization related to moisture intrusion?
Posted on 6/22/22 at 11:03 am to The Last Coco
As someone who has dealt with stucco issues in the past, those pictures would concern me greatly. Especially if there is already water intrusion like you mentioned.
You can't really tell the extent of the damage until you start to peel back the stucco or interior walls. The roof line with no overhang is prone to leaking. If there is water leaking at that point, or at the vent, there will most likely be additional water damage including rotten studs, plywood, etc.
We recently moved back to Louisiana and we would not even consider a house with stucco.
Good luck, but if it were me, I'd move on.
You can't really tell the extent of the damage until you start to peel back the stucco or interior walls. The roof line with no overhang is prone to leaking. If there is water leaking at that point, or at the vent, there will most likely be additional water damage including rotten studs, plywood, etc.
We recently moved back to Louisiana and we would not even consider a house with stucco.
Good luck, but if it were me, I'd move on.
Posted on 6/22/22 at 12:52 pm to The Last Coco
(no message)
This post was edited on 10/26/22 at 9:29 am
Posted on 6/22/22 at 6:58 pm to footballdude
quote:. . . and willing to take a major hit when ready to sell.
I would not buy unless I was getting a great deal
Posted on 6/22/22 at 8:00 pm to The Last Coco
UPDATE: well I got a 2nd opinion and both stucco guys agree that the panelization is NOT a water issue but instead due to installation techniques used at the time.
So it's really a cosmetic issue. One recommended a skim coat to help even it out but said it'll always be there until a tear down.
So it's really a cosmetic issue. One recommended a skim coat to help even it out but said it'll always be there until a tear down.
This post was edited on 6/22/22 at 8:22 pm
Posted on 6/22/22 at 9:36 pm to The Last Coco
Those guys still don’t know what’s behind there, it’s only a guess until you take it off. I would walk but you do you. Just know one day that stucco will cost you a lot of money.
Posted on 6/22/22 at 9:52 pm to Fox McCloud
quote:
Those guys still don’t know what’s behind there, it’s only a guess until you take it off. I would walk but you do you. Just know one day that stucco will cost you a lot of money
Some repair work is planned with the understanding that it may be more extensive than what they initially propose. Not walking into it thinking it's all sunshine and unicorns. But 2 different professionals giving essentially the same advice is worth taking into account.
Posted on 6/22/22 at 10:57 pm to The Last Coco
quote:
We are already aware of some water intrusion and damage on some parts of the facade
You know there is water intrusion you just don't know how much. It may be occurring at every window and door.
Spend the $500-800 on a real Stucco inspection that uses a Structural Resistance Tester - a tool specifically designed for EIFS and stucco systems. The SRT can test for rot in OSB sheathing, CDX Plywood, Gypsum Board, Dense Glass, and all wood trim. They will also use infrared technology and several other pinless moisture meters to pinpoint areas that are in need of intrusive testing.
The cost of the inspection is chump change compared to paying $50K plus down the road. They don't even allow the current EIFS stucco to be installed like was in the 90s.
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