Synthetic (EIFS) stucco?

[JENIFFERW]

I'm doing a vacant REO appraisal. The client special instructions state "Dwellings with stucco exteriors comprised partially or totally of stucco finishes require comments describing whether the finish is traditional or synthetic (EIFS) and citing the source(s) of information."

I inspected the property and was hoping it would just be siding, but no luck. The house is 30 years old, but the stucco looks like it has either been repainted or is newer than 30 years old. I don't know how to tell if stucco is synthetic or traditional, but I think I have seen synthetic stucco a few years ago on a new construction project that was semi-custom. It was described as being an upgrade and looked kinda shiny. Anybody know anything about how to tell the difference so I can cite you?...LOL, just kidding. Even if someone could explain to me how to tell the difference, I also wonder about the "citing the source" part. Thank you in advance

 

[timd354]

I'm doing a vacant REO appraisal. The client special instructions state "Dwellings with stucco exteriors comprised partially or totally of stucco finishes require comments describing whether the finish is traditional or synthetic (EIFS) and citing the source(s) of information."

I inspected the property and was hoping it would just be siding, but no luck. The house is 30 years old, but the stucco looks like it has either been repainted or is newer than 30 years old. I don't know how to tell if stucco is synthetic or traditional, but I think I have seen synthetic stucco a few years ago on a new construction project that was semi-custom. It was described as being an upgrade and looked kinda shiny. Anybody know anything about how to tell the difference so I can cite you?...LOL, just kidding. Even if someone could explain to me how to tell the difference, I also wonder about the "citing the source" part. Thank you in advance

A shiny finish can be applied to traditional stucco as well as EIFS. If you are unable to tell what it is, recommend that they have it inspected by a home inspector.

If you want to educate yourself on how to tell the difference, see the following link:http://www.propex.com/C_f_env_EIFS.htm

However, appraisers are not home inspectors and should really not be making these determinations....so unless you are very sure of your ability to make this determination, and you are being paid a fee comensurate with the increased liability of making this determination, call for an inspection.

 

[Calvin the Airedale]

I'm doing a vacant REO appraisal. The client special instructions state "Dwellings with stucco exteriors comprised partially or totally of stucco finishes require comments describing whether the finish is traditional or synthetic (EIFS) and citing the source(s) of information."

I inspected the property and was hoping it would just be siding, but no luck. The house is 30 years old, but the stucco looks like it has either been repainted or is newer than 30 years old. I don't know how to tell if stucco is synthetic or traditional, but I think I have seen synthetic stucco a few years ago on a new construction project that was semi-custom. It was described as being an upgrade and looked kinda shiny. Anybody know anything about how to tell the difference so I can cite you?...LOL, just kidding. Even if someone could explain to me how to tell the difference, I also wonder about the "citing the source" part. Thank you in advance

Jennifer, I'm not going to explain to you how to tell. You can get that by googling "stucco" or synthetic stucco. Better yet, try Wikipedia.

What you should be concerned with is why they want to know this fact.

It's something you should know: Synthetic stucco is a gypsumesqe spray-on material over a fiberglass mesh attached to a heavy styrofoam substrate. It first was used in commercial applications on concrete block buildings to dress them up.

The reason it's such a concern is that at application, it absolutely needs to be properly vented at the top of the wall, near the soffit, and at the bottom. If not, it will not allow moisture to escape. Without proper venting, it can destroy frame stud walls, sill plates and joist stubs in a matter of years.

On a frame structure, this can have serious consequences. Try googling the phrase "60 minutes expose of Stucco construction" and see if it references the piece they did on this material back about 8 to 10 years ago.

 

[Vegan702]

You are in CA I would almost bet my next paycheck it is traditional. EIFS is used mostly on the East Coast or in the South.

 

[JENIFFERW]

In 8+ years of appraising, this is the first time ANYONE has ever brought this up to me. I think you must be right Vegan...I don't think they use it here, or you would think I would have heard of this before (based on Calvin's post stating I SHOULD now about it).

Thanks for the link Tim, that really helped. Apparently the reason they want to know is because "The Real Estate Commission has determined that the presence of "exterior insulating and finishing system" (EIFS) is a material fact that must be disclosed to prospective purchasers. If you are unsure whether stucco siding is EIFS, you should have the structure inspected by a qualified inspector." per the website information provided by Tim. I guess they don't want to pay for an inspection (big surprise). I now know what my next p---ing match is gonna be over.

 

[Joker]

Tap on it. If it hurts, it's real. If it sounds fake or hollow, it's EIFS.

 

[Don Clark]

EIFS has destroyed the wood frame of more houses and condominiums than I can begin to tell you about in this part of the country. It is a resin based siding and if not vented will collect moisture to the point that you can actually have gallons of water collected in the walls. Stuccor that is water based is primarily used in warmer climates such as California. i grew up in California and even helped build houses that had stucco siding as well as a church that could seat over 1,000 people. Tell them to get someone who can actually test the siding. Almost impossible to tell from an eyeball inspection.

 

[Riick]

I handle these request same way I handle requests for determinations on wet basements, failing foundations, wood destroying insect infestations, mold, lead paint, etc., etc., ad infinitum.
I have neither the experience, knowledge, training, expertise nor equipment to make that determination, hire a knowledgeable specialist.

Funny how I keep saying the same thing every time, and they keep on trying, hoping that I'll forget and slip-up one day.

 

[Walter Kirk]

Determining the brand of finish is nit the appraisers job. What would happen to you if you reported that the finish was synthetic and it was not? I would report the finish as stucco and suggest an engineer's report.

 

[JENIFFERW]

Taken from the website Tim posted the link to:

"How To Test For Synthetic Stucco
Entrapped moisture within the cavity wall of a structure is the prime culprit for most EIFS related damage. Testing is time intensive and requires an extensive knowledge of residential construction. Typical fees for an inspection will range from $350 to $1000 with the experience level of inspectors ranging as far and wide as the fee scale."

It goes on to talk in detail about the special equipment and specialized knowledge of the inspector needed to perform a reliable test. I will be educating the client. Thanks again Tim.