EIFS – cladding too close to or in contact with ground

Exterior insulation and finish systems (EIFS) – cladding too close to or in contact with the ground

Causes

Wall cladding too close to ground level, paving or finished deck level

Listed under: Exterior, cladding, walls, moisture, leaks, wall cladding, exterior insulation and finish systems (EIFS)

Cause

Wall cladding too close to ground level, paving or finished deck level

Repair

  • the Building Code requires buildings to be constructed in a way that resists moisture from outside penetrating and accumulating in the building. You can comply with this by using Acceptable Solution E2/AS1. In the case of wall claddings and ground levels, for example, in new construction it requires (in Figure 65 and Table 18) 100 mm as the minimum distance between the bottom edge of wall cladding and paved ground and 175 mm between the bottom edge of wall cladding and unpaved ground
  • cladding that it too close to the ground or in contact with the ground can sometimes absorb or wick up water and hold it, leading to potential problems
  • if the ground level has been built up since the house was built, reduce the ground level back to provide a gap between cladding and ground
  • if the cladding was installed in the last decade and was too close to the ground or a deck when the house was built, call back the original installer. (Homeowners can take action for up to 10 years after building work is completed if implied warranties set out in the Building Act have not been met. An owner of the building affected by a breach of warranty can take action even if they were not a party to the original building contract.)
  • the cladding does not necessarily have to be altered to provide the 100 mm or 175 mm distances between cladding and paving or ground that is required in new construction if that is not practicable – even making a 50 mm gap will help reduce risk
  • if you want independent advice, getting expert advice is crucial. Don’t ask a general builder to help unless they have significant experience in the area of weathertightness and EIFS. You could engage a New Zealand Institute of Building Surveyors (NZIBS) building surveyor with experience in this area to investigate and report
  • for more information and details of potential repair options, see the BRANZ website www.weathertight.org.nz

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