search listings | list | classroom | resources | site map | contact | my listings


EIFS - Synthetic Stucco
 Synthetic stucco is a multi-layered exterior insulated finish system wall cladding (EIFS) developed in Europe in the 1950's and introduced into the U.S. about 30 years ago.  EIFS gained wide use in the 1980's, primarily in commercial construction, and was later adapted for residential construction because of its design flexibility, energy efficiency, and relatively low cost.  It was originally designed as an alternative to traditional masonry stucco and was thought to be virtually impervious to water and water vapor. Although EIFS is similar in appearance to traditional stucco, there are no other similarities.
Fundamentals
>Enviro-Info
Graduate Study
Mortgage 101
Investments 101
 
 
 
  > Class Topics
Fundamentals
• Sellers' Corner
• Buyers' Corner
• Enviro-Info
 > Asbestos
> Carbon Dioxide
> Carbon Monoxide
> Gas Spillage
> Flood Hazards
> Formaldehyde
> Lead Based Paint
> Lead Pipes
> Landfills
> Masonite
> Mold
> Nitric Oxide
> Ozone
> PAH's
> Polybutylene Pipe
> Radon
> Septic Tanks
> Straight Piping
> Synthetic Stucco
      Manufacturers
      Impact
      Problems
      Remediation
      Testing
> USTs
> Urea Formaldehyde
> VOC's
• Agency Relationship
• Other
• Dictionary of Terms
 Graduate Study
 Mortgage 101
 Investments 101
 
   
 
How to identify real stucco from EIFS synthetic stucco

EIFS (synthetic stucco) siding usually consists of an insulating styrofoam panel affixed to wall sheathing, then covered with reinforcing mesh, followed by a base coat and finally, a finish coat.  The base and finish coats are usually about 3/8 inch thick and contain an acrylic resin which is water soluble in it's liquid form when applied, but once dried, they become waterproof.  The layers are usually secured to plywood, OSB board, gypsum board, or other substrate using an adhesive. 

A commercial building undergoing repairs as a result of moisture related problems from synthetic stucco use.

 The material is relatively light and sounds hollow when tapped. 

EIFS (synthetic stucco) siding usually consists of an insulating styrofoam panel affixed to wall sheathing, then covered with reinforcing mesh, followed by a base coat and finally, a finish coat.  The base and finish coats are usually about 3/8 inch thick and contain an acrylic resin which is water soluble in it's liquid form when applied, but once dried, they become waterproof.  The layers are usually secured to plywood, OSB board, gypsum board, or other substrate using an adhesive.  The material is relatively light and sounds hollow when tapped.

Plywood and OSB board were originally thought to be the best substrate material for synthetic stucco because they do not readily delaminate and were considered to be water resistant.

The problem with synthetic stucco is that not only does it keep water out, any moisture that does find its way past the protective barrier through broken caulk joints, penetrations for electrical or plumbing, or improperly sealed windows as examples, becomes completely entrapped with no means of escape and this retards the ability of the wall to breath.  
 
 

Masonry stucco is composed of cement, water, and inert materials such as sand and lime and it is usually applied over a masonry or other relatively firm base.  A galvanized wire lath is attached to the exterior of the structure and the mortar mixture is applied over it. The "hardcoat" material is porous and will absorb moisture however, it breathes and will also dry easily without damage to the structure.  

Masonry stucco is heavy and feels solid if tapped. It is a much harder material than EIFS and will withstand a minor blow.

Related Topics

 Testing Procedures
Problems With EIFS
 EIFS In The Marketplace
 Remediation U/C
 EIFS Manufacturers

Material Disclosure

The Real Estate Commission has determined that the presence of "exterior insulating and finishing system" (EIFS) is a material fact that must be disclosed to prospective purchasers.  If you are unsure whether stucco siding is EIFS, you should have the structure inspected by a qualified inspector. 
   
 
         

© 2002-2005 PropEx - All Rights Reserved
Propex Services, LLC  46 Orchard Street  Asheville NC  828-252-3040