Updated Sept 2026Every factual claim links to its sourceGeneral information, not legal advice

Building Defects Guide

EIFS (Exterior Insulation and Finish Systems): Problems, Codes, and Care

EIFS (Exterior Insulation and Finish Systems) is a non-load-bearing exterior wall cladding with an insulation board attached to the wall and covered by a mesh-reinforced base coat and a textured finish. Early barrier EIFS had no way to drain water, and homes clad with it had moisture damage in the 1990s. Today, EIFS with drainage is the main system, and codes require it on walls other than concrete or masonry.

Last reviewed: September 2026. Sources are listed at the end of this page.

What is EIFS?

EIFS is a layered wall cladding built around a board of insulation. The EIFS Industry Members Association (EIMA) quotes the building codes’ definition: a non-load-bearing exterior wall cladding system made of an insulation board attached to the substrate with adhesive, fasteners or both.[1]

EIMA lists these layers in EIFS with drainage, from the wall outward.[1]

  1. An air and water-resistive barrier over the substrate.
  2. A drainage plane.
  3. Continuous insulation board.
  4. Glass-fiber reinforcing mesh set in a base coat.
  5. A textured finish coat.

EIMA calls EIFS with drainage the predominant EIFS system in use today. It says these systems include a way to collect and redirect incidental water that gets past the outer surface.[1] EIMA was founded in 1981. It is the North American trade association of EIFS manufacturers, suppliers, distributors, applicators and architects.[2]

Where did EIFS come from?

EIFS started in Europe after World War II and reached the United States in the late 1960s. The North Carolina Business Court said EIFS was first used in Europe after the war.[3] Architect magazine says it was used to repair damaged masonry buildings there.[4]

Architect magazine reports that Dryvit set up operations in Rhode Island in 1969, bringing EIFS to the United States.[4] The International Association of Certified Home Inspectors (InterNACHI) says EIFS has been used in the U.S. since the late 1960s.[5]

What went wrong with early EIFS?

Early “barrier” EIFS had no drainage path, so water that got in stayed in. Architect magazine explains that barrier EIFS was bonded directly to the sheathing. Water that entered at penetrations could be trapped and cause structural damage. Drainable EIFS appeared around 1995.[4]

The problem surfaced in Wilmington, North Carolina. The NC Business Court wrote that New Hanover County was the focal point, and that its building officials were among the first in the country to recognize the problem.[3] The Virginian-Pilot reported the following on March 3, 1996.[6]

  • In fall 1995, New Hanover County inspectors asked for a state moratorium.
  • A North Carolina task force found elevated moisture in 98 percent of its test sample.
  • The average repair cost in Wilmington was $25,000 per home.
  • New Hanover County stopped issuing EIFS permits.
  • The NAHB (National Association of Home Builders) found similar problems in every area of the country except the Southwest.

Homeowners sued. Read about the Ruff v. Parex EIFS class action.

What do building codes require for EIFS?

Codes now limit barrier EIFS to concrete and masonry walls and require EIFS with drainage everywhere else. This summary comes from EIMA, because the code text itself was not available to us.[7]

  • International Residential Code (IRC) Section R703.9 limits barrier EIFS to concrete or masonry substrates. EIFS with drainage is required on all other wall assemblies.
  • IRC R703.9 and International Building Code (IBC) Section 1407 both reference ASTM E2568.
  • Both require a drainage efficiency of at least 90%, tested under ASTM E2273.

ASTM International publishes the EIFS standards. EIMA lists these, among others.[8]

StandardWhat it covers
ASTM E2568Standard specification for PB EIFS. The current edition is E2568-17a(R26). It covers product qualification, not how a wall performs in service.[9]
ASTM E2273Test method for the drainage efficiency of EIFS-clad wall assemblies (current edition E2273-25).[10]
ASTM C1397Application of Class PB EIFS[8]
ASTM E2110EIFS terminology[8]
ASTM E2359Field pull testing[8]
ASTM E2511Detailing of EIFS-clad walls[8]
ASTM E2570Water-resistive barrier coatings used under EIFS[8]

Your local code may differ from the model code. See what is a construction defect for how to find the code your jurisdiction adopted.

Where does water get into an EIFS wall?

Water usually gets in at edges, joints and damaged spots. InterNACHI names these common leak points.[5]

  • Areas at or near the ground. InterNACHI recommends at least 6 inches of clearance.
  • Missing kickout flashing where a roof meets a wall.
  • Joints around windows and doors.
  • Cracks or bulges in the EIFS surface.

To check the framing behind the finish, InterNACHI describes moisture testing with a small probe pushed through holes about 1/8 inch wide into the frame area. It links wood rot to sustained moisture content of about 30%.[5] InterNACHI’s Phase I visual standard for wall claddings excludes probing and destructive cores. Invasive testing is a separate, more technical inspection.[11] Our EIFS inspection and moisture testing guide covers this in detail.

How should you clean and maintain EIFS?

Wash gently and keep the sealant joints in good shape. Two EIFS manufacturers give similar advice.

  • Sto Corp. Do not pressure-wash above 500 pounds per square inch (psi), because higher pressure can destroy the surface. Do not use solvents, steam cleaning, wire brushes or sandblasting. Inspect caulk and replace it as needed.[12]
  • Dryvit. Wash at under 500 psi with the nozzle at least 12 inches from the surface. Avoid oil-based paints, which Dryvit says trap moisture.[13] Its 2025 cleaning guide says pressure should normally stay below 600 psi.[14]

None of the sources for this page set an inspection interval for EIFS. Ask the manufacturer of your system what it recommends.

If you are not sure your house has EIFS, see EIFS vs. stucco.

This page is general information, not engineering advice. Have a licensed professional engineer or qualified inspector evaluate your home.

Related guides

Sources

  1. EIFS Industry Members Association (EIMA), “About EIFS.”
  2. EIFS Industry Members Association (EIMA), home page.
  3. North Carolina Business Court, “Ruff v. Parex, Inc., 1999 NCBC 6,” June 17, 1999 (NC Judicial Branch).
  4. Elizabeth Evitts Dickinson, Architect magazine, “Revisiting EIFS, the Once-Maligned Cladding System…,” Aug. 5, 2013. Trade press.
  5. InterNACHI, “Water Damage and EIFS.”
  6. The Virginian-Pilot, “Problems with EIFS May Be Widespread,” Mar. 3, 1996 (Virginia Tech archive).
  7. EIFS Industry Members Association (EIMA), “Model Building Codes.”
  8. EIFS Industry Members Association (EIMA), “EIFS Standards.”
  9. ASTM International, “ASTM E2568-17a(R26), Standard Specification for PB Exterior Insulation and Finish Systems.”
  10. ASTM International, “ASTM E2273-25, Standard Test Method for Determining the Drainage Efficiency of Exterior Insulation and Finish Systems (EIFS) Clad Wall Assemblies.”
  11. InterNACHI, “International Phase I Standards of Practice for Inspecting Exterior Wall Claddings.”
  12. Sto Corp., “StoTherm EIFS Reference Guide: Repair and Maintenance (S707B 02/11).” Manufacturer.
  13. Dryvit, “Essential EIFS Maintenance and Repair Guide,” undated. Manufacturer.
  14. Dryvit, “Recommendations for Periodic Cleaning of Dryvit Finishes and Coatings,” 2025. Manufacturer.