Académique Documents
Professionnel Documents
Culture Documents
Journal of architectural
technology published by
Hoffmann Architects, Inc.,
specialists in the rehabilitation
Arthur L. Sanders, AIA, Senior Vice President with Hoffmann Architects, has spent over 30 years resolving EIFS
failure in a range of building types and climates. Benjamin J. Robinson, Assoc. AIA, Project Manager, develops
rehabilitation solutions for leaks and other signs of distress in EIFS cladding.
J O U R N A L
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VOLUME 30 NUMBER 3
deterioration. Inappropriate sealant Expansion joints are too often ne- where needed. Selecting a board
may even lead to cohesive failure of glected in EIFS construction, but they adhesive that is compatible with both
the EIFS finish coat. Sealant errone- are no less critical here than with the insulation and the substrate is criti-
ously applied to the finish coat, rather other types of cladding. Expansion cal to successful performance of EIFS.
than to the mesh-reinforced base coat, joints should be used: Climate Factors
is a common source of problems. • At changes in building height, A humid climate with limited drying
Flashings that are incorrectly installed • At areas of anticipated movement, potential can devastate some EIFS
or missing provide a conduit for water • At floor lines (particularly for assemblies, particularly when the
infiltration. Door and window open- wood frame construction), rate of wetting exceeds the rate of
ings should incorporate flashings to di- • Where the substrate changes, drying. Poor design and installation
rect water away from headers and sills. • Where prefabricated panels abut exacerbate this problem by providing
At roof/wall intersections, drip-edge one another, avenues for water to penetrate the
flashings should be installed to channel • At intersections with dissimilar cladding, while the humidity prevents
rainwater away from the wall face. materials, and damp walls from drying out.
• Where expansion joints exist
Base coat thicknesses that don’t meet in the substrate or supporting The amount of rain deposited on a
the manufacturer’s guidelines are an- construction. wall is dependent not only on climate,
other typical source of trouble for EIFS but also on the architecture and siting
facades. A base coat that is too thin of the structure. Building height, over-
provides insufficient waterproofing hangs, exposure, and facade details
protection, whereas a base coat that is all affect the path of rainfall, channel-
too thick may lead to cracking. ing more or less moisture toward the
cladding.
Reinforcing mesh that reads through
at joint edges or terminations can Cold climates may also lead to pre-
indicate inadequate coating thickness. mature failure, particularly when EIFS
Alternatively, the mesh may have been coatings are applied at temperatures
below the manufacturer’s design range.
insufficiently embedded in the base
coat. Continuing the mesh-reinforced Impact
base coat around to the back of the EIFS consists of a thin, brittle coat-
insulation board, known as “backwrap- Moisture meters may be used as part of ing over a soft substrate and is easily
ping,” is critical to providing continuous an EIFS failure investigation. damaged by impact. Holes, dents, or
waterproofing protection at edges, scrapes can lead to water infiltration,
penetrations, and terminations. Where so it’s prudent to provide extra rein-
appropriate, factory-formed track may Insulation board should not bridge forcement at susceptible locations.
be used at foundation terminations expansion joints in masonry or con-
crete substrates. Instead, an expansion Areas needing impact protection
instead of backwrapping.
joint should be created in the EIFS should use heavy-duty mesh, usually
Aesthetic joints (V-grooves) that insulation over the underlying joint. 12 to 20 ounces, rather than standard
align with insulation board joints can 4.5-ounce mesh. For outside corners,
lead to cracks as the building moves. Insulation board should meet the the design professional may specify a
Mesh-reinforced base coat should be manufacturer’s recommended mini- heavier corner mesh to guard against
mum thickness (usually 3/4 inch), even excess wear and damage. Intricate
continuous at recessed features.
at aesthetic joints and recesses. Vertical decorative elements require a light-
Window and door corners, like joints in the insulation should be weight, flexible detail mesh, which con-
aesthetic joints, should not align with staggered in a running bond pattern forms to fine contours and ornamen-
insulation board joints. “Butterfly” rein- in successive courses, with boards tal details while still providing some
forcement, whereby rectangular pieces abutted tightly to one another. Gaps measure of impact protection.
of reinforcing mesh are laid diagonally between boards should never be filled
at the corners of windows, doorways, with base coat or adhesive, which can Building Movement
and other openings, is important to cause cracking; rather, slivers of insula- Wood substrates tend to exhibit
preventing cracking. tion may be wedged between boards cross-grain shrinking, along with
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VOLUME 30 NUMBER 3
specifying a compatible sealant. In gen- application is restricted to tempera- that exceeded maximum allowable
eral, low-modulus sealants that main- tures of 40°F and rising. Below the EPS thickness. Manufacturers test EIFS
tain their properties when exposed to design minimum, these coatings won’t systems for fire resistance; however,
ultraviolet radiation are recommended develop proper physical and chemical substituting untested coatings, insula-
for EIFS. Sealant selection should con- strength, and they may not coalesce tion, or substrates for approved EIFS
sider anticipated joint movement, sub- correctly to form a film. materials has been shown to increase
strate material, cyclical movement, and flammability. The system installed
When scheduling EIFS installation,
exposure to temperature extremes. should be identical to the one that has
avoid those times of year when
To prevent premature degradation at been fire-tested and approved.
thermal cycling is at its highest, such
the bond line, closed-cell backer rod as autumn, when it is warm during Energy code. Mounting energy con-
should be used in lieu of open-cell, the day and cold at night. Materials cerns have driven the International
which tends to retain moisture. with controlled set times will set up Energy Conservation Code (IECC)
At points where water can enter the more slowly in the cold, so the project and other relevant codes, such as
wall, such as at roof/wall intersec- schedule will need to allow additional ASHRAE 90.1: “Energy Standard for
tions, window and door openings, and time for curing between coats. Take Buildings,” to ever more stringent
through-wall penetrations, it should into consideration not only ambient requirements. Since 2006, the IECC
be directed to the exterior with ap- temperature, but the surface tem- has required both stud cavity insula-
propriate flashing. Flashing should perature of the substrate, as well, tion and continuous exterior insula-
be integrated with air seals, sealants, which may be significantly lower. It is tion. Because continuous insulation is
rough opening protection, and other advisable to warm certain substrates integral to EIFS, retrofitting an existing
waterproofing materials. before application. building with EIFS can be a simple
and inexpensive way to comply with
Surface Texture Anomalies Patches and repairs to existing EIFS increasingly rigorous energy codes.
The phenomenon of “critical light” are particularly susceptible to cold-
Wind load. Compared with mechani-
occurs when natural or artificial light weather cracking, since seasoned ma-
cal attachment, adhesive attachment
strikes a wall surface at an acute angle, terial is combined with material that
of EIFS board insulation has been
less than 15 degrees, such that tiny hasn’t yet developed its full strength.
demonstrated to provide superior
surface irregularities cast a shadow. To After initial set, patch areas should
wind load resistance. To achieve full
minimize the negative aesthetic impact be kept warm to assist in curing and
design performance, the supporting
of critical light, the EIFS installer should reduce thermal stress.
construction must be free from dam-
remove planar irregularities, high spots, Code Compliance age, defects, and contamination before
and shallow areas with a high-quality Widespread incidences of failure have insulation is adhered. Sheathing must
rasp (file with projecting teeth). Mesh prompted code restrictions on the be capable of independently resisting
overlaps should be feathered to mini- use of EIFS. The architect or engineer anticipated wind loads.
mize read-through, and a skim of base should check local building
coat may be applied to blend laps. To codes to ensure compliance
correct critical light defects in exist- before installation.
ing EIFS, the design professional may
specify re-skimming of the original fin- Fire rating. In January 2008,
ish coat with an appropriate base coat, the Monte Carlo Hotel
followed by application of a new finish in Las Vegas caught fire,
after the base coat has dried. prompting concerns about
flame propagation and EIFS
Cool Weather Application safety. A follow-up investiga-
Damage to EIFS components from tion found that the cladding
low-temperature application may be in the area of the fire had
undetectable in the short term, but non-code-compliant lamina
tends to emerge later as coatings that was significantly thinner
crack, flake, soften, and delaminate. For than required, as well as To true the wall surface, the installer should level the
most acrylic and cementitious coatings, large decorative elements insulation board, rather than build up base coat.
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J O U R N A L
International Building Code (IBC). a new finish with an old one, use a
Beginning with the 2009 edition, the physical sample; age and exposure
IBC has included a section on EIFS. may have affected the original color.
The model code incorporates infor- Differing application technique may
mation on both traditional EIFS and prevent refinished areas from blending
EIFS with drainage. However, the sec- completely with the existing finish, so
tion remains brief and directs users to resurfacing an entire panel to a termi-
refer to manufacturers’ guidelines. nation usually produces better results
than does a smaller patch.
Field Verification and Quality
This infrared thermographic scan reveals Flashing and Sealant Repair
Control
trapped moisture at insulation board joints. Periodically check common points of
With construction underway, the de-
water entry, including window and
sign professional should verify that the
Cleaning door perimeters, expansion joints,
proper materials have been ordered intersections with dissimilar materials
and delivered, and that materials have At least twice a year, inspect EIFS
and roofs, penetrations, and termina-
been shipped and stored at appro- finish and sealants for damage or
tions. Removing worn sealant may
priate temperatures and conditions. wear. Every five years, EIFS should be
damage the existing EIFS, which must
Before EIFS application, the architect cleaned thoroughly; in locations prone
then be repaired and allowed to dry
or engineer should check the sub- to algae and fungal growth, more
before new sealant may be installed.
strate for correct surface preparation, frequent cleaning may be required.
The design professional should con-
cleanliness, and proper tolerances. Options for EIFS cleaning include com-
firm that new sealant is compatible
To confirm that construction com- mercial detergent, pressure washing,
with the surface of application.
plies with drawings, specifications, and or trisodium phosphate (TSP) solution.
manufacturers’ recommendations, Cold water washing is recommended, EIFS Damage Repair
the design professional may conduct as hot water can cause acrylic finishes Depending upon the depth and
to soften. Difficult stains, such as those severity of EIFS damage, repair may
periodic field evaluations of the EIFS
from wood, tar, asphalt, efflorescence, entail removal and replacement of
installation progress. He or she should
graffiti, or rust, may require sealing and finish, base coat, reinforcing mesh, and
confirm the correct installation of criti-
re-coating the surface. even insulation board. Prolonged and
cal related elements, including flashing,
sealant, windows, and doors. Coating pervasive water infiltration may also
Elastomeric coatings can provide a require replacement of substrate ma-
EIFS are proprietary systems. Each terials and possibly of the entire wall,
manufacturer conducts their own fresh appearance and added water-
proofing protection for worn EIFS including structural support members.
research and development for com- For puncture or impact damage, such
patibility and performance of their surfaces. However, such coatings may
alter the texture, sheen, and vapor as dents or holes, contact the manu-
independent EIFS product. Therefore, facturer for instructions, particularly
it is important to specify an entire permeability of the original cladding.
Existing sand finish with a small ag- if the system is still under warranty.
system from a single-source manufac- Shopping plazas, for instance, are vul-
turer to avoid compatibility issues. Part gregate size may lose its texture after
recoating. Avoid dark-colored coatings, nerable to damage from store signs
of the field verification process should that have been removed without re-
include confirmation that the entire which absorb heat and tend to crack.
pairing fastener holes. Check with the
assembly, from base coat to finish, Refinishing manufacturer to determine whether
functions as one integral system. To address EIFS damage or persistent such punctures void the warranty.
stains, resurfacing may be necessary.
Maintenance and Repair EIFS Performance
First, the installer should clean and
To keep EIFS looking and performing dry the area, then trowel a skim base If correctly designed, installed, and
its best, building owners should imple- coat to fill voids in the surface. Once maintained, EIFS provides durable en-
ment inspection and maintenance the base coat dries, a new finish coat velope protection. The oldest systems
practices to address incipient prob- should be applied, per the manufactur- in the U.S. were installed in the late
lems promptly. er’s instructions. When color-matching 1960s, and some are still in service.
(continued on page 8)
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