EIFS and Stucco Inspector and Consultant

Services

The range of services offered by BCG is determined by the needs of the client while staying within the bounds of our qualifications:

• Third Party Inspections

Quality Assurance Programs
Quality Control Programs
Plan Review
Submittal Review
On Site Construction Inspections

• Building Envelope Assessment / Due Diligence

Evaluation of Building Cladding
Forensic Evaluation of Exterior Envelope Problems
Remediation Plans

• Construction Dispute Resolution

Litigation Support
Expert Witness

• Architectural Documents Review

Exterior Cladding Systems Design Consultation
Plan Review – Specification Review
Submittal Review
Shop Drawing Review

• Residential EIFS & Stucco Inspection / Evaluation

Cladding Identification
Cladding Evaluation
Other Information
EIFS on Residences

THIRD PARTY INSPECTIONS

The role of the Third Party Inspector is to independently verify that the materials and installation procedures are per the Contract Documents. The inspections can be on behalf of the Owner, Architect, General Contractor or Exterior Cladding Subcontractor. Detailed site inspection reports document observations and deficiencies so that corrections may be made during construction.

Preparation of Quality Assurance programs and Quality Control programs, customized for the project, are critical to the success of the Third Party Inspections. Preconstruction meetings, sequence review; inspection protocols, daily checklists, submittal review and shop drawing review are all a part of the inspection process.

Mike Boyd is a Certified Third Party EIFS Inspector as certified by The Association of Wall & Ceiling Industries International (AWCI); Exterior Design Institute (EDI) and Moisture Warranty Corporation (MWC).

Onsite inspections can be tailored to fit the needs and the budget of the client.

BUILDING ENVELOPE ASSESSMENT

The evaluation of the building envelope condition, the performance of the building envelope and the evaluation of the potential needs for maintenance are critical needs for building managers and those interested in purchasing a building.

Forensic evaluation of problems with exterior wall envelopes is both a science and an art. Practical knowledge of real-world building practices and well as a thorough understanding of the design intent including the plans and specifications allows BCG to investigate a problem area, determine the cause of the problem and develop an outline to correct the problem.

Knowledge of exterior wall envelope systems and accepted inspection protocols are critical in providing a true and fair evaluation. There is no substitute for field experience in building envelope evaluation. Mike Boyd has over 45 years of construction field experience.

An evaluation may be a VISUAL observation or can be combined with NON-INVASIVE testing. INVASIVE testing can be used as a last resort. The process can be customized to fit the client’s needs.

The NON-INVASIVE testing is based upon the type and components of the exterior wall cladding which can include electronic moisture detection; moisture probe testing; boroscope cameras, and other moisture evaluation tools. BCG can also involve a nationally recognized thermographer who can perform infra-red testing on more complex structures.

INVASIVE testing is generally used to verify the visual and non-invasive findings along with determining exactly what materials and mean-and-methods of construction were used and confirm the extent of the previously defined problems. Invasive testing may be required to properly outline a method of repair.

A written comprehensive report outlining the findings and recommendations is provided upon completion to document the findings and give direction to the client. Maintenance schedules and budgets can be established using the report as well.

CONSTRUCTION DISPUTE RESOLUTION / LITIGATION SUPPORT / EXPERT WITNESS

BCG provides forensic investigation, document review, on-site testing and opinion reports as well as depositions and trial testimony for clients involved in a construction related dispute or litigation. BCG has extensive experience in this field and can be invaluable in resolving disputes and litigation in favor of their client. References provided upon request.

ARCHITECTURAL ASSISTANCE SERVICES

BCG provides design phase consulting services to assist the design professional in providing efficient and accurate exterior cladding systems construction documents to the construction professionals. BCG’s knowledge of exterior cladding materials, building weatherization systems and extensive field experience are a valuable resource to the architect to cut down on cost overruns, impractical details and redesign costs. The value to the project is an asset, not an expense.

Involvement in the Preconstruction and Construction phase can prevent costly misunderstandings and problems that may arise by and between trade subcontractors. BCG's extensive experience in construction field applications and forensic investigation of existing structures provides architects with a unique resource in anticipating and preventing problems in new construction, before they occur. The correct sequencing of the components of an exterior wall envelope is critical in the performance of the exterior wall envelope.

BCG’s continued involvement throughout the project can provide a level of efficiency and expertise that most architectural firms do not posses in-house. The ability to review shop drawings and Submittals to insure their compliance with the Contract Documents gets the project off on the correct path of success.

RESIDENTIAL EIFS & STUCCO INSPECTIONS / EVALUATIONS

When the exterior cladding of a residence is either Exterior Insulated Finish System (EIFS) or cement-plaster on metal lath (STUCCO), it is recommended that a certified professional inspector become involved. The proper evaluation of the exterior cladding surface can give potential buyers piece of mind while offering protection for the seller of identifying hereto unknown issues.

Mike Boyd is certified by all three nationally recognized programs and either has been a part of the development of the programs or has been an instructor for the programs. No one is more qualified to provide a fair and accurate assessment of a residence’s exterior walls. Mike Boyd is a Certified Third Party EIFS/STUCCO Inspector as certified by:

The Association of Wall & Ceiling Industries International (AWCI);
Exterior Design Institute (EDI) and;
Moisture Warranty Corporation (MWC).

The inspection is an independent evaluation of the exterior wall cladding system. Mike Boyd is not a licensed home inspector. BCG limits its inspection to Exterior Insulated Finish System (EIFS) and STUCCO exterior wall claddings. EIFS and Stucco Inspections are Special Inspections and are not covered by the rules of the Texas Real Estate Commission (TREC).

CLADDING IDENTIFICATION
The type of cladding on a residence is sometimes confusing to the sellers , buyers and Realtors. BCG provides cladding identification as well as complete evaluations as outlined below.

An EIFS cladding is sometimes referred to as synthetic stucco, Dryvit, soft stucco, etc.
A STUCCO cladding is sometimes referred to as traditional stucco; hard coat stucco or one-coat stucco.

CLADDING EVALUATION
A typical EIFS exterior evaluation includes:

A visual observation of the exterior envelope including an examination of the condition of the EIFS exterior wall cladding system, exterior sealants, flashings, windows, doors, roof-to-wall cladding transitions, EIFS terminations and any penetrations through the EIFS wall cladding.
During the inspection, the presence of damaged or cracked EIFS is noted if present.
A moisture intrusion inspection. Initially, a Tramex Wet Wall Detector, non-invasive moisture meter, will be used in known problem areas as well as random locations to look for signs of moisture intrusion. If high Tramex readings are indicated or moisture intrusion damage is suspected due to condition of the wall, a probe test will be conducted to determine if the moisture content of the wall is above the protocol threshold (19% or less is satisfactory) and to determine the structural condition of the substrate.
Sprinkler head placement and signs of spray pattern problems are observed.
Shrubbery and tree relationship to the exterior wall is evaluated.
Drainage issues associated with getting runoff water away from the exterior wall and the foundation are considered.
A comprehensive written report will be provided to the purchaser of the report including photographs outlining the inspection protocol, observations made during the evaluation; water intrusion problems; and recommendations for repairs is provided to the client. The report format recognizes the inspection protocol but the information is specific and tailored to the specific property being evaluated.

A typical STUCCO exterior evaluation includes:

A visual observation of the exterior envelope including an examination of the condition of the STUCCO exterior wall cladding system, exterior sealants, flashings, windows, doors, roof-to-wall cladding transitions, STUCCO terminations and any penetrations through the STUCCO wall cladding.
During the inspection, the presence of damaged or cracked STUCCO is noted if present. Cracks in STUCCO, based upon location, size and quantity, are reviewed and a determination included in the report if action is recommended.
NO MOISTURE TESTING IS DONE ON STUCCO. The TRAMEX WWD will not work on STUCCO due to the presence of the metal lath. While it is possible to perform probe testing, it is my opinion that the value and reliability of the information gained during probe testing does not justify the cost and damage to the STUCCO wall.
Sprinkler head placement and signs of spray pattern problems are observed.
Shrubbery and tree relationship to the exterior wall is evaluated.
Drainage issues associated with getting runoff water away from the exterior wall and the foundation are considered.
A comprehensive written report including photographs outlining the inspection protocol, observations made during the evaluation; water intrusion problems; and recommendations for repairs are provided to the client. The report format recognizes the inspection protocol but the information is specific and tailored to the specific property being evaluated.

OTHER INFORMATION

By requesting or agreeing to the Inspection/Evaluation, the homeowner understands and grants permission that if probe testing of the EIFS is needed, two small diameter holes will be placed at each probe location to allow the insertion of the meter probes. The holes will be filled with sealant upon completion.
It is requested of the homeowner, to not run the sprinkler system the night before or the morning of the inspection.
An inspection should not be preformed within 48 hours of a significant rain event. Weather conditions such as sun, wind and humidity can alter the time to be allowed before testing.
BCG recognizes the time constraints involved with real estate transactions and will make every effort to not delay the process. The sooner I am involved, the easier it is to meet deadlines.

EIFS ON RESIDENCES

There is no history of water intrusion through a properly installed EIFS system. Water intrusion occurs generally at failed or missing caulking; failed or missing flashing; or failed window frames.
EIFS clad residences are very energy efficient.
EIFS houses are tested because the tools exist that make the tests economical and effective. Other claddings cannot be efficiently tested for moisture intrusion.