Caulking

Caulking has always been an ignored item on most buildings. It is often improperly installed. The surface is rarely primed before caulking (many sealants require primer). Regular inspections for deterioration and failure are usually neglected until water intrution is suspected or damage is discovered.

Caulking is a seperate trade from painting or EIFS installation. Companies specializing in caulking, or EIFS installers who have trained personnel, are probably your best choices. As I advise everyone, an independent inspector is your best bet to determine what needs to be done and to re-inspect or observe the process.

Flashing

Flashing has been ignored in the residential contruction business for many years. Most building codes specifically outline where flashing is required. The three areas which seem to be either misinterpreted or ignored are:


1. Flashing around and especially under windows and doors. If you do not have flashing here, there is a good chance that you have some moisture leakage through the sills and behind the cladding. You could get water into the wall cavity ruining the insulation, drywall, etc. Flashing is necessary, usually required by code, and common sense for anyone who has seen the damage caused by its absence.
   
   
2. Diverter flashing at the juncture of a roof and a wall to direct the water away from the cladding and step flashing is a common detail and often omitted. It must be installed by a knowledgable professional and the EIFS repaired to prevent moisture intrustion and insect infestation.

Physical Damage -Patching and Small Repairs

It takes time, skill, experience, proper techniques and the correct material to make a good repair. Both color and texture must be blended for the area to look good.

Holes, cracks, wrinkles, and bulges should all be corrected to prevent additional damage. Some are easy to repair and some very difficult. Most repairs will still be slightly visible unless the entire panel is painted. Even then, a bad patch can still be seen.

The time required to repair EIFS depends on the size and depth of the damaged area. Most installers do not have the extra personnel to send to repair a small area. With the expense of tavel time, etc. repairs are expensive. Many owners object to the high cost they are charged when they can find someone to do the repairs. Time is money. Repairs are often difficult and expensive.