Moisture Testing

Moisture Testing

My pupose for writing this section is to explain why moisture testing is more complex than it seems. Just about anyone can buy a moisture meter, find a damp area in a wall and tell you to strip off the EIFS.

Replacing the siding will not solve the problem unless the leaks are stopped. The fact is, that if leaks are due to missing flashing and caulking, you can probably find water problems in any house, no matter what the siding.

In EIFS clad buildings, as with most other sidings, water usually enters the wall around penetrations (windows, doors, decks, roof/wall junctures) which are not properly flashed or sealed (caulked).

On rare occasions, very rare, a crack, hole or split in the EIF System will allow enough water in to cause serious problems. These openings can usually be found at floor lines, at corners of window and door openings, or in aesthetic reveals (control joints).

Sometimes a horizontal or vertical crack will appear in the middle of the wall. The cause and extent of this problem can vary from simple to severe.

Finding a high moisture reading is fairly easy. Locating them all, pinpointing their origin, determining the extent of damage and deciding on an effective and cost efficient solution is much more difficult and complex.

As with all specialties, the lowest price is rarely the least expensive.

Finding a Professional Inspector

I am not a total home inspector and do not claim to be. However, I have worked with professional home inspectors to assist them with the EIFS part of their Examination. They honestly admitted that they did not know the EIF System and needed help. Many are not so candid.

Beware of so-called "EIFS Inspectors" who are not well-versed in EIFS. Ask lots of questions. How long have they been involved with EIFS? Do they have an Inspection Certification from an independent organization? Some are neither trained to test for moisture and damage nor unbiased when it comes to recommended repair procedures. Get several references. Call them all if your inspector wants his own crew to do the repairs he suggests.

How do you find someone who knows what they are doing? My advice is to call your local EIFS Distributor to get the names of knowledgable inspectors. They know who has been in the Industry and which are newcomers without a track record. Legitimate inspectors will not mislead you. If you have damage or problems with your home, they will tell you. There is too much liability involved to evade the truth. I tell everyone who wants my services that my report will be the same whether I am hired by an owner, buyer, real estate company, bank, manufacturer, distributor or installer.

Good reputations take too long to establish for professionals to allow them to be destroyed by dishonesty or incompetence.

Use our forms to determine whether or not you should have a professional moisture intrusion inspection conducted on your building.