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Unlike true cement-based stucco, synthetic stucco is made of polystyrene or other polymer based material. Called EIFS (External Insulation Finishing System), the product in its present form is a great insulator and offers many of the same properties as "real" stucco. Installation problems in the past gave it a bad name that the product never deserved. Do you Have Synthetic Stucco? Synthetic stucco resembles stucco in appearance, but is a softer material. Unlike hard, brittle stucco, which sounds solid when tapped, the synthetic version has a hollow sound when tapped. While this might be an easy enough test to do on your own, only a professional can determine if the siding was properly installed and if there are any underlying moisture issues. The Rise and Fall of Synthetic Stucco Valued for the energy efficiency it provides, the product offered a promising solution to residential consumers. In the late 1980s, contractors saw it as a cheaper-to-apply version of stucco, and the product was installed right over wood siding, where it caused moisture problems. EIFS has three layers that include an inner layer of foam insulation board that mounts on the exterior wall, a middle layer consisting of polymer and cement that is applied to the insulation, and an exterior finished coat. The finished product does not breathe - a problem as wood frame buildings tend to rot if water becomes trapped between layers without a moisture barrier. Because EIFS was applied right over wood or gypsum siding and done with disregard for the manufacturer's instructions, many homes and condos had serious moisture problems in prior years that lead to lawsuits. A New Day for EIFS Since 2000, EIFS installation has an air/moisture barrier in the foam layer that alleviates the earlier problems. Modern synthetics stucco uses one of several proprietary barrier systems which each have their own installation procedures. Developed after extensive research and testing, the modern product is an excellent cladding system for buildings of all types. In a report issued by the EIMA, the EIFS Industry Members Association notes: • The Oak Ridge National Laboratory, with the blessing of the Department of Energy, considers it superior to brick, aluminum, stucco, vinyl, and cedar in managing moisture and maintaining thermal performance. • The National Institute of Standards goes even further in saying that EIFS can save construction dollars and help maintain energy-efficient buildings when it is properly installed. • The material has passed fire tests by ASTM, NFPA, and ANSI. • Modern EIFS meets modern building codes that specify using CI (continuous insulation) and a continuous air barrier for maximum energy savings, reduced environmental impact over the life of the structure, and improved IAQ (Indoor Air Quality.) EIFS and the Homeowner EIFS installed over the last 15 years poses no cause for concern. If the home is older than that, or if the siding has been replaced, you need to determine the installation date. While the sellers should disclose that there is EIFS used in the home, you should also get an EIFS inspection that involves invasive tests to uncover any moisture problems.
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