CAUSE AND ORIGIN INVESTIGATIONS: WATER AND MOISTURE INTRUSION IN BUILDINGS WITH EXTERIOR INSULATION AND FINISH SYSTEMS (EIFS) OR STUCCO VENEERS

CAUSE AND ORIGIN INVESTIGATIONS: WATER AND MOISTURE INTRUSION IN BUILDINGS WITH EXTERIOR INSULATION AND FINISH SYSTEMS (EIFS) OR STUCCO VENEERS

One of the most common claims about property damage is water leakage through the building envelope. A small percentage of the residential homes and a higher percentage of commercial buildings are clad with EIFS or stucco. The EIFS is sometimes referred to as “fake” or “synthetic stucco”. EIFS uses mechanically fastened foam panels of varying thickness as the base element for the a covering of mesh, base and finish coats. The finish coat incorporates an acrylic element to add rigidity and integrity to the softer nature of the foam.

There are two types of EIFS: the barrier type (also referred to as a face sealed system), which is considered an obsolete system, and the drainage type or “moisture managed” EIFS. Due to problems with the barrier-type EIFS, the old barrier-type EIFS are typically replaced with drainage-type EIFS, traditional 3-coat stucco (also called “hard coat stucco”, consisting of a scratch, brown and finish coats), or one of the One-Coat fiberglass reinforced stucco products.

Rain water enters EIFS through cracks in the EIFS, between the EIFS system and windows, through porch elements, through railings, through windows, through sliding doors, through louvers, through utility and other penetrations and through the roof system. For all practical purposes, water and moisture entry is impossible to prevent. The International Residential Code requires that materials like EIFS be installed in accordance with their manufacturer’s instructions. Adherence to specifications is time-consuming and adds installation and construction costs. Due to lack of oversight or enforcement, the specifications are generally ignored. Failure to properly install the product may void the manufacturer’s warranty and has the potential adverse impact on the system performance.

Regardless of the type of EIFS, to prevent moisture intrusion it is important to maintain the integrity of this barrier with correctly performing sealant joints at all dissimilar materials, such as windows, doors, louvers, etc. The sealant must be maintained through some type of preventive maintenance program to avoid water/moisture intrusion problems over time.

The C&O Investigation

A well-planned C&O investigation can efficiently uncover the root causes of water entry into the structure, a critical step in determining the cause and origin of the leak and in designing effective repairs. Defining the problem and understanding the ultimate deliverable are necessary to performing an effective investigation. A typical C&O investigation consists of a research on the history of the structure, followed by a visual inspection, and if needed, an infrared thermal imaging inspection. In areas where the infrared thermal imaging has identified areas of suspected moisture behind the EIFS or stucco cladding, an invasive moisture meter reading would be obtained. After all the information is compiled, we prepare a C&O investigation report which includes the findings of the structure history, the visual inspection, the infrared thermal imaging inspection, and the moisture meter readings.

After the visual inspection of the structure, we also typically use a moisture scanner, such as the Tramex Roof & Wall Moisture Scanner or the Tramex Moisture Encounter Plus, to search for areas displaying high levels of moisture. The scanners may not work if a metal lath is used in the cladding.

Should the scanner detect high moisture areas, then we use an infrared camera to better delineate the impacted areas and a direct-contact moisture meter to measure the moisture level. We note the areas where the readings indicate moisture levels in excess of 20% or where moisture damage was observed. When moisture levels exceed 20 percent, mold begins to grow and the wood starts to decay. Typically, we use an infrared camera to scan the interior walls and other areas where moisture intrusion is suspected. It should be noted though, that on a newer EIFS or stucco home that does not display moisture damage, performing an invasive test on stucco is the only way to know what’s happening behind the cladding.

As the attached photos show, the water will leak into the home through failed sealants around windows, doors, or where the porch meets the main structure. Human nature dictates that perfectly selecting and installing a sealant is impossible to do. Even the most experienced and conscientious technician may not be able to properly install all sealants in all joints, because he relies on other trades people to properly install the other building components. As a result, the sealants and joints become the “weak link” where water can leak inside the structure. The divided installation responsibility among the construction trades combined with the need for special construction details are the primary causes of premature failure of EIFS.

That is why during our field inspections we pay particular attention to the aging of the sealant, any discoloration or bleeding, any separation within the sealant joint, any deformation of the sealant, any cracking, crazing or “alligatoring”, etc.

Based on our inspections over the years, the water or moisture intrusions occur at one of the following:

· At the locations of the building expansion joints due to sealant failure;

· At the locations of transition to dissimilar material, such as: flashings, windows and doors (head, jamb or sill), louvers, etc.;

· and at utility penetrations through the EIFS system

We also encounter improper installation of the EIFS or stucco cladding, such as: improper sloping, lack of backer rod and sealant, improper installation of the foam insulation, etc.

Metropolitan Engineering, Consulting & Forensics (MECF)

Providing Competent, Expert and Objective Investigative Engineering and Consulting Services.

Our experts are multi-skilled, competent, and objective professionals who apply their analytical and common sense skills to reconstruct, determine the root cause, and document the events that give rise to property, casualty, and liability claims. Thorough investigations and detailed measurements/research help us distinguish between pre-existing conditions and sudden and accidental losses.

Our investigations are:

Comprehensive & Accurate

Legible & Easy to Understand

Timely Performed

Delivered Quickly

Cost Effective

Clear & Concise

Developed by Professionals

Dependable

Our own uniform reporting system saves time and money.

Our Fast Track Investigation and Uniform Format Reporting systems allow us to conduct and deliver a comprehensive response to the assigned claim. In most cases, we will obtain findings based on a site visit, visual observations, photographs, interviews, and field measurements. Further investigations and testing will be provided upon request and approval by the client.

Areas of Forensic Investigative Expertise:

• Large Loss – Catastrophe Response Engineering Support
• Design and Construction Defects
• Flood Damage
• Structural Failure Analysis
• Foundation Failure Analysis
• Roof Evaluation and Testing
• Product and Material Failure Evaluation
• Building Envelope – Water Intrusion
• Electrical, Mechanical, Metallurgical Analysis
• Fire Cause & Origin
• Water Intrusion and Water Damage Analysis
• Construction Compliance Analysis
• Pool Failure
• Damage from Rot, Decay, Age
• Mold and Mildew Cause and Origin Investigations
• Pipe Freeze-Up

Other Services:

· Cause & Origin Investigation and Analysis

· Construction Failure and Defect Reports

· Product Failure Investigations

Expert Witness Testimony

· Subrogation Claims

· Litigation Support

· Photo / Video Presentations

· Reconstruction Recommendations