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Stucco Homes
And the Need For Proper Evaluation
Europeans have been
using synthetic stucco siding since World War II. It wasnt
introduced in the United States
until 1969, when Dryvit Systems Inc. introduced a synthetic
stucco siding system called the Exterior Insulation Finishing
System. By the mid 1980s, the system was being used in
residential frame construction.
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The synthetic stucco which
is flexible, spongy to the touch and has a hollow sound is
distributed under such names as EIFS, thin coat, soft coat, or
PB (polymer based) stucco. Traditional stucco, which is
brittle and sounds solid, is known as thick coat, hard
coat, cement, or PM (polymer modified) stucco.
The EIF system consists of:
A substrate (sheathing)
such as plywood, gypsum board, or OSB
Rigid foam insulation boards (expanded polystyrene)
attached to the substrate
Glass fiber reinforcing mesh
A sprayed on, rolled on, or troweled on finish coat (providing
color and texture)
The main function of the EIFS
is to keep water out. In Europe, the system was applied to
masonry or concrete-based sheathing, such as concrete block,
stone, or brick. Few changes were made in its application to
wood frame homes when the system was first introduced in North
America. Most building codes require a plastic sheeting as a
vapor barrier. This, coupled with the minimal breathable
quality of EIFS, causes any water that does get into walls
to...continued on page 2
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become trapped. This leads to
rotting of wood sheathing and structures. The rotting is
aggravated in areas of high humidity.
In the 1990s, homes in the southeastern US particularly
in areas prone to heavy rains accompanied by wind began to
experience moisture damage behind the walls of their synthetic
stucco. Ironically, the system itself is waterproof, but
doors, windows, and their trim are not. At times, the
water leaks behind the stucco and has become trapped, leading
to damage. Approximately 260,000 homeowners in our country now
face this problem. Lawsuits are now pending.
The product has not been found to be faulty. Instead, far too
many shortcuts
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From the desk of . . .
Arthur S. Lazerow
Digital Alban
With a giant leap, all Alban home
inspectors entered the 21st Century digital age! Each inspector is
outfitted with a digital camera, color printer and glossy photo
paper. After a months use, even our most digitally impaired
inspectors rave about this system. We can photograph the home and
our clients (which all have loved) and any serious deficiencies.
Listing agents cannot argue with an actual photo of a leaking pipe,
hole in the roof, or whatever. Typically, we are printing five or
six pictures per inspection.
Congratulation to Rod Shull! Rodney Shull, our Virginia
based home inspector, apparently learned much about homes during his
22 years of homebuilding, because this past month he passed the
extremely difficult national home inspectors exam. After
completing a few more inspections, Rod will become a nationally
accredited ASHI home inspector. This designation is a meaningful
credit and all home inspectors strive to gain this award. Alban
rewards any newly accredited inspector with a free trip to the
annual ASHI convention. Rod will be joining Marty Blackwood and me,
and possible several other Alban inspectors, in Albuquerque,
New Mexico, next January 2004.
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