EIFS – leaking through cladding
Exterior insulation and finish systems (EIFS) – leaking through cladding
Causes
Cracks in the cladding systems
No cap or saddle flashings at junctions of parapet and balcony walls
Junctions with other claddings and/or roof poorly detailed/constructed
Listed under: Exterior, adhesives and sealants, sealants, finishes, aluminium, paint, cladding, doors, flashings, walls, windows, moisture, leaks, wall cladding, exterior insulation and finish systems (EIFS)
Cause
Cracks in the cladding systems
Repair
- if you believe an EIFS cladding is leaking, take action without delay, especially if it is an older direct-fixed cladding where there is no cavity between the cladding and the wall framing. Water that gets into the wall framing may cause it to rot. New Zealand standards in the period 1995 to 2005 permitted the use of untreated kiln-dried framing if the timber was expected to have a moisture content of 18% or less in use. If this untreated timber gets wet it is very susceptible to decay. If the dwelling was constructed within that time span and has cracks in the cladding system, it is crucial to take action
- if the cladding system is less than 15 years old, call back the original installer. Wall claddings must have a durability of at least 15 years under the Building Code, and under the Limitations Act you can take action for up to 15 years after the installation if the problems were not seen at the time of installation
- EIFS are usually proprietary systems, where the cladding manufacturer or supplier trains installers. While annual checks, simple maintenance and repainting may be possible for homeowners, more extensive repair work is not recommended for DIYers
- 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
Cause
Paint or sealant failure
Repair
- see the first repair
Cause
No cap or saddle flashings at junctions of parapet and balcony walls
Repair
- see the first repair
Cause
Junctions with other claddings and/or roof poorly detailed/constructed
Repair
- see the first repair
Cause
Omission of head flashings to doors/windows
Repair
- see the first repair
Cause
Minimal jamb flange cover of aluminium windows
Repair
- see the first repair