Reclad or Repair?

One of the most difficult choices facing owners of synthetic stucco homes is deciding whether to attempt repairs or, instead, to strip the system and reclad with another siding. There is sharp disagreement on this point.

The EIFS manufacturers and many builders contend that repair of EIFS is sufficient to restore the systems' reliability. Such repairs include installing missing or inadequate flashing, applying sealant around windows, doors and other terminations and, where the stucco extends to the ground, removing the system a sufficient distance from grade. Proponents of repair argue that actual damage to the sheathing and framing of most synthetic houses is below 10%, and can be addressed without total replacement. They also point to the substantial cost differences between repairs and replacement.

Even among those who advocate repairs, however, there is disagreement. For example, some experts advise against installing sealant joints around windows, doors and system penetrations. Others insist that sealant joints are absolutely necessary. In fact, a New Hanover County task force assigned to formulate a "definitive" repair protocol has been unable to reach agreement on this issue.

Many engineers and construction specialists have concluded that the only way to absolutely insure against long term EIFS failure and damage caused by resulting moisture intrusion is to replace the EIFS entirely. In support of this position, these experts point out the effects of defective insulation may not be seen for several years, possibly at a time when the homeowner's legal rights have been extinguished. They also point to the inherent unreliability of moisture intrusion tests. This camp contends that the realities of residential construction and the extreme maintenance requirements of EIFS render all EIFS homes vulnerable to moisture intrusion. They further argue that, given the inevitability of moisture intrusion, it is absolutely necessary to have a weather resistant barrier on the sheathing of the structure. The only way to incorporate such a feature is to reclad the home. Finally, these experts, recognizing the wide differences of opinion about what constitutes appropriate repair, note that potential purchasers significantly discount homes with EIFS repairs, as opposed to dwellings which have been reclad.

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