It's not often that I see older EIFS in Northern Virginia, with all the expected problems.
EIFS is an acronym for Exterior Insulation Finish System and it is the generic word used when referring to "synthetic stucco."
The first synthetic stucco used was a Styrofoam product literally glued right to the house. If water got behind, through gaps around windows and doors, the caulked unions between two panels or even cracking, it had no way to evaporate.
When water stands against wood materials it will encourage fungus, rot and microbial growth.
This is a poorly installed window.
It was installed by the builder. The house is 15 years old.
The EIFS was merely abutted to windows and doors, but not very close.
To fill the gaps huge amounts of caulking were gooped in there.
And as water continued to get it the EIFS continued to sag and admit more water.
The results over time are predictable.
The lavender, blue and purple in the thermal image represents moisture.
And why would it not be there?
Moisture has a different thermal signature than surrounding material, and, when colder, demonstrates itself as in this image.
That image is just under the corner of the window.
But the entirety of the underside of the window looks like this.
And this is only ONE of many windows on this house so installed!
You get what you pay for.
Obviously, when holes develop UNDER the EIFS, you want to seal it with huge amounts of caulking.
Perfect! Nailed it!
That's tongue in cheek of course. It is horrible work!
A bead of caulking should not be wider than 1/4" typically, UNLESS the tube says it can be!
This is regular old latex caulking, and NOT intended to be as wide as shown above.
My recommendation: product and installation are everything. Sometimes products don't prove to be bad ideas for a while. But installation should ALWAYS be done in strict accordance with the manufacturers' recommendations. When it is not, disaster almost always results. This house is a disaster!
Jay Markanich Real Estate Inspections, LLC
Based in Bristow, serving all of Northern Virginia.
Office (703) 330-6388 Cell (703) 585-7560