EIFS (or synthetic stucco) wall cladding systems have been in use
since the seventies. It is used across a wide array of building types including
office, retail, multi-family and single family residences. Thermography has the
ability to locate leaks and trapped moisture in most types of EIFS cladding. These
types of cladding assemblies usually consist of a sandwiching of the following
components (from exterior to interior):
- Thin synthetic stucco finish coat
- Base synthetic stucco coat set in a reinforcing mesh
- Rigid insulation board
- Moisture barrier (some newer systems incorporate a drainage channel at the barrier)
- Wall substrate (stud, masonry, etc.)
When leaks occur, the moisture finds its way in through various means
(at the perimeter terminations, opening penetrations, failed sealant joints, cracks in
the finish, etc.) and gets absorbed into the insulation. Thermography can detect this
trapped moisture by measuring the solar loading on the wall surface. This is due to the
fact that during the daytime hours, the sun heats the assembly. After sunset, the dry
insulation will cool off quickly while the wet insulation will retain its heat for a
greater period of time. This allows the wet areas to be mapped out on the surface of
the wall to identify the problem areas.
- Daytime visual inspection of the EIFS conditions and measuring the
building footprint.
- Nighttime thermographic inspection of the EIFS conditions.
- Verification of wet areas detected using minimally invasive means
(pronged moisture meter) and areas repaired to meet industry standards.
- Mapping out of the wet areas
- Measuring and documenting wet areas and thermogram locations for
follow up report.
- Follow up report documentation including visible light
images, thermograms, description of conditions found and a drawing indicating
the building footprint, location and direction of thermograms taken, and
recommendations based on conditions found.
- Allows repairs to be made to problem areas instead of replacing the
entire cladding system.
- Can be used for Quality Assurance purposes after new EIFS has been
installed to know if any water was trapped in the assembly during construction, only to
show itself later, probably after the warranty period is up. This is a useful tool for
architects…many specify inspection to be made prior to releasing final payment
to the EIFS contractor providing peace of mind for themselves and more importantly,
their clients.
- Wet insulation literally leaks heat out of the building costing
occupants more money in increased utility charges and comfort issues.
- Wet insulation can lead to the formation of mold and mildew
which can adversely affect the interior environment of the building and can compromise
the buildings structural systems.
In short, infrared EIFS inspections can be an effective tool for
architects, building owners, facilities engineers, and property managers in gaining
the maximum lifespan out of their EIFS cladding and in protecting the building
occupants, contents and construction from adverse conditions.
Please contact us with your building or facilities information
so we may work up a proposal for infrared EIFS inspections.
