Is there a difference between EIFS and stucco?

Stucco siding has been used on commercial buildings and homes for centuries. It consists of a cement-like material layered over the insulation or wall sheathing. It’s extremely strong because you’re essentially covering the building in a layer of rock. Because it’s porous, it allows moisture to move both in and out.

Exterior Insulation and Finish System, or EIFS, is a synthetic version of stucco. It looks similar to stucco, but it’s lighter and easier to install. Some versions of EIFS are moisture barriers. That is, they don’t allow moisture in or out. The problem is, if moisture does somehow find its way behind the cladding, it stays there causing mold and rot.

So, how do you know whether your building is clad in EIFS or stucco? First, try knocking on an exterior clad wall. If it feels hollow, you probably have EIFS cladding. If it feels like you’re knocking on rock, you probably have stucco. Still not sure? ESS synthetic stucco inspectors can determine your exterior cladding system with a quick look. 

Why you need a commercial EIFS evaluation

If you know anything about EIFS or stucco, you know yours is probably leaking. If you own or manage multiple EIFS clad buildings, they’re probably all leaking. The fact is, ALL siding leaks. Good EIFS installers know that they have to create a way for the moisture to get out as fast or faster than it gets in. Even if it’s installed properly, most EIFS will have issues over time. The problem is, you and your team probably won’t see any evidence of it until the damage is significant. If you have tenants or condo owners on your property, you can’t really count on them to see the issues either. Your best bet is a regular commercial stucco inspection from ESS inspectors.

That said, here are a few signs of leaking EIFS or stucco:

• Mold, mildew or rust stains on the exterior siding or interior drywall
• Dark areas near the bottom of the EIFS cladding
•  Missing flashing
• Cracked or bulging EIFS or stucco
• Insect or rodent infestation
• Rotting exterior window or door frames

Why You should work with ESS

An experienced EIFS inspector or stucco inspector knows where to look for cladding issues. The ESS team is certified by the Exterior Design Institute to perform independent, third-party EIFS inspections. Our stucco and EIFS inspectors have performed more than 6,000 inspections including hundreds of commercial EIFS evaluations and stucco evaluations.

If our commercial or multi-family EIFS evaluation or stucco inspection finds issues, you can count on us to help. Because we’ve done so many EIFS inspections, we know the right contractors in your area to fix the problem. Our stucco and EIFS experts know how to develop the specs and drawings contractors need. And our construction management team knows the best way to monitor the project to make sure everything is done right.

The ESS Commercial EIFS inspection Process

Here’s an overview of what happens during a commercial synthetic stucco inspection or EIFS inspection with ESS.

• One of our top-notch EIFS experts or stucco experts will conduct a visual inspection of each building. He’ll look for obvious signs of damage including mold, rot and siding integrity.
•  Next, he’ll use our high-tech instruments to perform a surface scan of the exterior walls. This scan is the first step in determining whether there is any moisture lurking behind your EIFS or stucco.
• If he finds areas of concern, he’ll use probing tools to measure actual moisture behind the façade.

After the evaluation is complete, our staff will prepare a customized report. In the report, you’ll see a description of any issues along with our recommendations for fixing them. Our team and equipment are technologically advanced, but our reports aren’t full of technical jargon. In fact, our reports are user-friendly and straightforward. You’ll understand where your issues lie and what it will take to fix them.