EIFS Inspection Process

System Identification

    Whether working for the buyer or seller, we always maintain a  professional approach to stucco and EIFS inspection in Springfield, MO.  Over the years, we have developed a process that eliminates oversights  and mistakes. We begin by identifying the system, sometimes even the  manufacturer, if one exists. The fiberglass reinforcing mesh color is  the most readily available indication of the manufacturer. This can be  deceiving, however, due to the practices of some installers. Stucco and  EIFS systems are constantly changing and so the approximate year the  system was installed provides a great deal of information that can be  useful to a buyer. Because materials and installation practices have  evolved, people in the trade with years of experience have an advantage  over home inspectors and people unfamiliar with these changes. We  include recent and current weather conditions as well as other site  specific information that we feel aids the client. We measure the walls  to establish the square footage of the system because this is how we  base our fee but it is also handy information to include within the  report should repairs be necessary. 

Visual Inspection

   The visual inspection will note any deficiencies pertaining to the  installation as well as undesirable conditions therein. All major EIFS  manufacturers have installation specifications but many have joined  together to form EIMA. EIMA stands for EIFS Industry Members  Associations and is an organization that works to ensure that  contractors have the knowledge necessary for proper installations. The  EIMA guidelines have been a great resource for years and is what we  currently use for our inspection protocol. Details that don't comply  with these guidelines are clearly documented in the report with photos  and recommendations should any problems be discovered.

Moisture Analysis

   Water intrusion can be a detrimental occurrence in construction. Prolonged moisture buildup can cause damage to wood sheathing, framing and other materials   subject to microbial growth or corrosion. Experience has shown that damage often occurs at areas of transition  between EIFS and other materials such as window frames, door sills and roof flashing. Extensive structural damage can occur when water intrusion is large or is small in volume, frequent and undetected. The moisture analysis is performed using two types of moisture meters. The first is a Tramex Wet Wall Detector, a scanning device that   indicates relative moisture percentages. The entire wall surface is scanned with this instrument. The second is an intrusive moisture probe, the Delmhorst J-2000. Probe testing is conducted only in areas that show an elevated relative moisture reading. The readings are recorded and holes were are filled with an approved sealant. Areas probed are  indicated on the photos with a red number which is the actual moisture   content in that area at the time of inspection.                             


    Not all of our clients are interested in all the details but one thing  they all want to know is "How much will it cost to fix?" Because of our years of experience in all corners of the trade, we can offer a very  accurate budget estimate of repairs. Our Cost To Cure is offered as a  starting number and not a proposal. You should never hire the inspector  to perform the repairs. After the report is delivered, we continue to  work with the client and any repairmen, agents, buyers or other  interested parties to offer solutions and suggestions to help with the  transaction.