Retrofitting Flashing
June 6, 2011 1:30 PM Subscribe
We're looking at buying a house clad in artificial / synthetic stucco (EIFS). In particular, the inspector recommends flashing the heads of some of the windows. Can this generally be done without removing the synthetic stucco? I plan to get a professional to do it, but need a way to guesstimate the effort involved - in other words will the entire stucco need to come off, etc? References to good informational guides would be welcome.
IMHO, find out what brand of EIFS was used, and contact them (eg: Dryvit, or whomever). They may have suggested/required reno techniques (and, probably, specific products to be used for this sort of thing). EIFS can be a giant freaking pain in the neck when people don't do what the manufacturer says (see remark above, for example).
posted by aramaic at 1:56 PM on June 6, 2011
posted by aramaic at 1:56 PM on June 6, 2011
I would get a second opinion from an inspector familiar with EIFS structures. You might be fine or you might find yourself with a nightmare of expensive renovation, tear down, mold problems and the impossibility of getting homeowner's insurance.
If I were looking at a house and found improper flashing for EIFS, I would be concerned of other invisible EIFS installation issues. If they didn't flash the windows originally, they installed it wrong or didn't know what they were doing.
posted by JackFlash at 4:35 PM on June 6, 2011
If I were looking at a house and found improper flashing for EIFS, I would be concerned of other invisible EIFS installation issues. If they didn't flash the windows originally, they installed it wrong or didn't know what they were doing.
posted by JackFlash at 4:35 PM on June 6, 2011
Find a stucco inspector. I live in a home with one side synthetic stucco. We hired a regular home inspector to check everything, and then a specialist who just examined the stucco. Since I live in the humid Southeast, it was really important to get an evaluation of the condition of the material to see what we were getting ourselves into.
I'd be surprised if either your inspector or your real estate agent can't recommend a stucco inspector. If you're in the Atlanta area, send me a private message and I'll let you know a few names.
posted by FergieBelle at 10:01 AM on June 7, 2011
I'd be surprised if either your inspector or your real estate agent can't recommend a stucco inspector. If you're in the Atlanta area, send me a private message and I'll let you know a few names.
posted by FergieBelle at 10:01 AM on June 7, 2011
Best answer: I do some construction litigation, and have had a few cases dealing with stucco. I would never buy a stucco home without hiring the best stucco/EIFS inspector in town (not just an inspector). Stucco can be a disaster, there are so many ways for the install to go wrong.
posted by seventyfour at 10:24 AM on June 7, 2011
posted by seventyfour at 10:24 AM on June 7, 2011
Response by poster: Thanks everyone. I have located an EIFS inspector, but they're rare in the area I'm looking, due to the rarity of EIFS being used in houses. It's just used on two dormer windows, but I will get a good inspection done, and if there's no damp damage, see if flashing can be fitted cost effectively.
posted by blue_wardrobe at 8:10 PM on June 8, 2011
posted by blue_wardrobe at 8:10 PM on June 8, 2011
This thread is closed to new comments.
Make sure your inspector covers all the bases. EIFS was really designed as a commercial product - it was originally not designed for residential use at all. When it was first used on houses, the installation procedures builders used were generally horrible. There were big issues with moisture causing structural issues and big lawsuits.
That was generally corrected over time, but better safe than sorry.
posted by Benny Andajetz at 1:39 PM on June 6, 2011