U.S. Inspect Home Inspection:

Advisory Report

June 2000

Barrier EIFS Banned in Chicago
Chicago is the first major city to officially place a ban on artificial stucco. The ban was placed on barrier-type EIFS (Exterior Insulating and Finishing System), which is an exterior cladding found on many residential homes.

Many home purchasers are attracted to EIFS because of its majestic look. The exterior cladding makes normal homes stand out and delivers fantastic curb appeal. The problem with barrier-type EIFS cladding is that the systems rely entirely on their outside surface to prevent water penetration and moisture intrusion.

Barrier EIFS has no internal drainage provision, and therefore requires excellent design and workmanship to produce a weather-tight and long-lasting system. Throughout the United States, a significant percentage of homes clad with barrier-type EIFS is experiencing problems with water penetration and moisture intrusion, primarily around windows, doors, and roof-to-sidewall intersections where kick-out flashing is necessary. Moisture retained in these systems for an extended period of time invariably leads to damage that frequently goes undetected.

In many homes clad with barrier EIFS, water that enters behind the cladding does not evaporate or escape quickly enough to allow structural members to dry out. The moisture content and temperature inside the wall cavities of these homes often promote rapid growth of wood-destroying fungus, leading to deterioration or rot of the sheathing/substrate. Depending on the size of the home, and as many unfortunate homeowners can attest, EIFS repairs can range from tens of thousands to more than one hundred thousand dollars.

The significance of Chicago's ban of barrier-type EIFS is that many suburbs may follow suit. The water-managed type EIFS is not affected by Chicago's ban.