Tag: Construction

Exterior Insulation Finish Systems or as they are commonly known as an EIFS system, are fantastic ways to finish or restore a building.  An EIFS system will not only finish off the exterior of the building but they also provide insulation and waterproofing systems in one composite system.  An EIFS system can be used on old or new buildings, homes, schools, hospitals, government or public buildings.  EIFS is a form of stucco but has much more to offer than traditional stucco.

Traditional stucco is also referred to as Portland Cement Plaster because it is sand, Portland Cement and water.  When you use stucco to create a finish on a wall you have to use at least three layers to get the traditional effect and you need to pre-insulate the wall.  Stucco in its traditional form will not provide any insulation to an area and will form a very hard and solid wall therefore not providing any water drainage either.

What makes an EIFS system special is that it will insulate and that on certain types of EIFS systems there will be drainage methods as well.  EIFS can be retrofitted to buildings that are currently in use and EIFS can be used on buildings that are just being built.  The benefit to the EIFS system is that it will give you a much more modern look then traditional stucco and having an EIFS system fitted to your building will also help improve energy efficiency.

There was a time when people chose to finish their buildings with stucco to make their buildings stand out.  With a new EIFS system you can have many different types of finishes to a building that will give off a much more modern feel.  You can even have an EIFS system installed over a previous exterior stucco finish.

Need an EIFS or other contractor? Clueless? Read our EIFS repair guide and find out what needs to be done and how to find someone to do it.

Insulation is used to help prevent heat from entering or escaping your home.  In the winter, insulation helps to keep your house warm, and in the summer it helps keep your house cool if you use an air conditioner.  Insulation is not put into the walls in the middle of your house since it doesn’t matter much if you lose heat from one room to another.  Where it does matter though is in exterior insulation, the walls exposed to the elements.

The most common kind of exterior insulation is fiberglass.  First invented in the 1930’s fiberglass insulation is composed of many bundles of glass fibers.  Fiberglass insulation replaced asbestos insulation which was commonly used previously.  While asbestos is a great insulator, sometimes even superior to fiberglass, it is extremely dangerous and frequently causes an often incurable and deadly lung disease called mesothelioma. 
One of the most important factors when it comes to exterior insulation is how well it can restrict the flow of heat.  Many types of insulation operate by creating many small pockets of air which heat has a difficult time flowing through.  Other things you’ll want to consider when picking insulation is how susceptible it is to water.  Fiberglass insulation is not damaged by water.  Aside from that you’ll also want to consider the ease of installation and any kind of maintenance that would be required.  Once again fiberglass is popular here because you can simply unroll it to install it and it requires zero maintenance.

Aside from protecting your home from heat loss, insulation also helps to insulate your home from any loud noises outside that might disturb you while you are in your home.  Some types of insulation can even help serve as a firewall to help slow the spread of fires.

PART I – MOLD/MILDEW

General

Mold and mildew are a black/gray, green, red or purple growth that can form at certain locations on the building exterior. The growth of mold is more common in southern climates but can occur anywhere.

Description

Mildew is a fungus that spreads as microscopic spores are carried by the wind. When the spores land on a surface, they feed either on the surface itself or on organic airborne dirt that has accumulated on the surface.The growth of mildew/mold is encouraged by moisture, warmth, organic nutrients, and darkness. (North elevations of buildings are susceptible in particular.)Since the spores travel through the air, their behavior tends to be erratic. During rainy periods, the mildew can appear on previously unaffected areas. To the unaided eye, mildew frequently resembles dirt.

Mildew and mold like warm, moist, shady locations, such as under eaves, near or behind bushes, shrubbery and trees and on soffits and walls that are frequently shaded from the sun. However, during humid and/or rainy periods, mil-dew/mold can obtain a foothold on virtually any exterior area.

Cleaning Recommendations

Option No.1 –   Pre-wet the area with clean water and wash with a solution of three (3) parts water to one (1) part household bleach. Apply solution and let set of 15-20 minutes. Do not let solution dry on the surface. (A mild liquid detergent or soap may be added to this solution to improve cleaning ability.)

Use a soft bristle brush (non-metal) and gently scrub the affected areas. Rinse thoroughly (use low pressure lawn and garden type hose) and repeat as needed. Note: Water down all shrubbery, trees, and flowers near areas where the solution is being used. Wear protective eyewear and protect your hands and arms with gloves and a long sleeve shirt as necessary. Before adding a liquid detergent to any household bleach solution read the labels to see If they contain ammonia or ammonium compounds. Bleaches should never be mixed with any detergents or cleaners containing ammonia. These-mixtures can cause harmful vapors. Follow all instructions on the label.

Option No. 2  –  Use available commercial cleaners specifically formulated to clean mold and mildew from Exterior Insulation and Finish Systems.

Recommendations to Avoid Mildew

1. Mildew/mold is an organic growth supported by warm, moist, shady conditions with the following contributing factors:

        A. Climatic conditions: mold/mildew is more significant in a warm humid environment.

        B. Texture of finish: coarse textures will collect more airborne dirt with potential organic nutrients than finer textures.

        C. The proximity of shrubbery and trees: creates shade and reduces air circulation. This reduces natural evaporation.

         D. Poor drainage from roofs: will maintain a high level of moisture in designated areas.

         E. Internal moisture within Exterior Wall Systems: will maintain a high level of moisture in designated areas. This may be from internal condensation or physical leakage.

As indicated, each of these conditions are contributing factors to mold/mildew. The climatic condition is an environmental issue, however, the locations for trees and shrubbery in southern climates may be positioned away from the building, particularly the north elevation to promote natural air circulation for natural evaporation.

PART 2 – AIRBORNE DIRT

General

The accumulation of dust and dirt in many locations can be a constant maintenance problem. Some contributing factors are as follows:

A. Site conditions – sources of dirt

B. Soil splashing against the system

C. Climatic conditions (sun, rain, wind, or temperature extremes)

D. Building location

        1. City (high density- significant vehicular traffic and manufacturing with resultant airborne pollution)

        2. Suburbs (low density- minor airborne pollution)

        3. Near industrial manufacturing facilities

E. Amount of precipitation or rain (insufficient rainfall to be effective for normal self-cleaning action).

F. Exhaust venting onto finish areas.

Description

In general wind born dust and dirt is an inert accumulation that can possibly contribute to the discoloration of EIFS.

Typically, this is an aesthetic issue and will not affect the overall performance of the EIFS.

If it is suspected that a “chemical contamination” is a contributing factor to the discoloration then a sample should be forwarded to an independent test lab to determine the contaminate. This information should then be reviewed with the EIFS manufacturer.

Cleaning and Prevention Recommendations

Option No. 1 For dirt accumulation at the first floor/ foundation from splash-back due to uncontrolled drainage from the roof.

*The cleaning procedure should consist of a household liquid detergent mixed with water.

        1. Pre-wet the affected areas

        2. Apply soapy water with soft bristle brush, scrub gently, let set for15-20 minutes. (Do not let solution dry on surface.)

        3. Rinse off thoroughly with low pressure garden type hose.

*Try the cleaning procedure in a small inconspicuous area to make sure it does not adversely affect the EIFS.

For more stubborn stains, it may be necessary to use a stronger cleaner formulated for EIFS.

Prevention of splash-back: Remove a layer of soil next to the foundation and replace with a layer of crushed stone or other mulch material to prevent splash-back of water onto the building.

Option No. 2  –  This is for general airborne dirt accumulation. An evaluation should be made when it is aesthetically desirable to clean the entire building.

PART 3 – LAWN SPRINKLEROVERSPRAY

General

Reddish colored staining typically originates as a metallic stain from excessive chemicals or iron oxides, contained in the local water supply. This discoloration is a result of a stain from sprinkler overspray on the exterior wall system.

Description

These areas of discoloration generally are an aesthetic issue only. They can be removed with a commercial cleaner formulated for EIFS.

The longer these types of stains remain, the more difficult they will be to remove. In two-three years, these stains may become permanent. If the stains are permanent, it is necessary to neutralize the stains to prevent bleed-through and re-coat the affected area.

Recommendations to Avoid Lawn Sprinkler Overspray

I . Readjust or relocate the sprinklers that are the cause of the overspray.

PART 4 – SEALANT JOINTS

General

EIFS is a monolithic, barrier wall-type system, sometimes also referred to as a face sealed system.

The integrity of this barrier must be maintained with a correctly performing sealant joint at all dissimilar materials (i.e., windows, doors, louvers, etc.), to prevent moisture intrusion.

If the sealant is not maintained through some type of minimum Preventative Maintenance Program, water infiltration problems may occur over time.

The life expectancy of a quality, correctly installed sealant material is 3-5 years under severe ultra-violet (sunlight) and weather extremes. In less than severe conditions, 8-10 years is likely before replacement should be considered. (Consult the sealant manufacturer for the additional information.)

Recommendations for Observation of Sealant Joint Performance

EIFS when correctly detailed and properly installed does not allow water migration through the wall.

The water migration (leaks) will typically occur at one of the following:

I. Failure of sealant at building expansion joints.

2. Failure of sealant at transition to dissimilar material

        A. Flashing component

        B. Window/head, jamb or sill

        C. Louver/Head, jamb or sill

        D. Penetration through EIF System

        1. Handrail connection details

        2. Electrical conduit

        3. Utility Piping

                  4. Etc.

All leaks should be documented as to their location and whether they appear in gentle rains, or wind driven rains and from what direction. Also, determine how long the leak continues after the rain stops.

This information, in conjunction with a thorough observation of the exterior wall system, will assist in quickly locating the source of the leak for remedial repairs.

Field “Trouble Shooting” Guide

1. Observe the joint. There should be a uniform bead of sealant (uniform in width and appearance.)

2. Observe any separation within the sealant joint.

        A. Adhesive failure – separation of sealant from dissimilar material.

        B. Cohesive failure – separation of the sealant internally.

3. Observe aging. This is a progressive, natural change in the chemical and physical properties of the sealant material.Two-part Two-part olyurethane type sealants are self-sacrificing. The surface is constantly wearing  away and appears as a chalking or oxidation type film that is constantly washed away by rainstorms. This is normal for this material and does not indicate failure. Two-part polyurethane type sealants are self-sacrificing. The surface is constantly wearing away and appears as a chalking or oxidation  type film that is constantly washed away by rainstorms. This is normal for this material and does not indicate failure.                                                                                      

4. Observe any discoloration and/or bleeding.

This may represent a defective product defective product deteriorating.

5. Observe deformation.

This is any change of form or shape produced in a body by a stress or force.

6. Observe cracking, crazing or “alligatoring”.

These conditions represent a deterioration within the sealant joint induced by either excessive movement or aging.

Please contact the EIFS manufacturer for any additional information.

Unfortunately, EIFS water intrusion and retention isn’t the only thing we have to worry about…we also have to address termites.

Termites… I don’t know about you, but I usually address them as “those damn termites”. 

Their mission…turn your house into sawdust. It’s nothing personal, they just like to eat wood and your house is full of it.  Your mission…make another location more attractive to the little mulch-makers.  Again, nothing personal but you probably like the wood that keeps your house standing instead of collapsing into the basement.

EIFS is abundant In the Southeast US, and so are termites.  “Can’t we all just get along?”,  you ask.  Sure, as long as the termites stay in the ground.

So what’s the problem? 

EIFS looks kind of funny when it stops above the grade, exposing the foundation.  So in the past most builders let it continue down below the soil line. On top of that, many local building codes required builders to insulate concrete foundations.  Foam insulation seemed to be the way to go, especially since it was part of the EIFS system anyway.  It seems like a natural thing to do, but that’s where the termites come in, literally.

Termites like the EIFS system foam.  They don’t like to eat it.   They like to move through it. It gives them cover and freedom of movement so they can get to the “wood buffet” without being harassed by those pesky termite eliminator types.  Because they need a continual source of water and they aren’t fond of sunshine, termites build protective tunnels from the ground to their target so that they can move back and forth.  Being able to spot these tunnels is the main way that pest control technicians detect the presence of the little critters.  It’s a popular myth that pest control guys and home inspectors have X-Ray vision.  But think about it, if the termites are behind the face of the foam they can’t be seen and are free to destroy your home at will.

What to do?

If your home has EIFS or foundation insulation that extends below grade, cut at least a 2″ wide channel through the system that exposes the foundation. It’s not hard to do.   Don’t cut above the top of the foundation.  Also, don’t think that your problems are now solved if you have an EIFS house.  There are numerous reports of termites being supported by water that leaks into EIFS houses.   With a source of water right in the walls, there is no need for them to return to the ground.  And if they arrived at the wall as a flying swarm, there will be no tunnels to detect.  You must have the EIFS properly inspected and eliminate all water intrusion. 

Get a termite bond for your home.

Do not buy a “Retreatment Bond”.  This only provides that the company retreat your home if termites are found during their inspection.  Since the company isn’t on the hook for damages and only has to retreat the soil, the chance of you getting a decent inspection are about nil.  A termite inspection should take about an hour.  My first hand experience from watching dozens of them is an average time of about 10 minutes.

Pay the extra fee and buy a “Damage Repair” bond.  As always, read the contract, especially the exclusions very carefully.  I think you’ll find that you’ll also get a more detailed inspection with this type of bond.  After all, the company will be responsible for damage caused by termites that they don’t identify.

When you are interested in getting construction work contracted out, it opens up a couple of options including directly hiring a contractor or having competing contractors bid to get the construction work. There are also differences in the laws in Florida as far as the contract is concerned in that you could choose between government contracts and non-government contracts.

Splitting Contracts Are Not Allowed

According to Florida construction law there is need to have competitive bidding and it is not possible to split the contract into distinct pieces in a bid to avoid statutory monetary minimum. Furthermore, it is also not possible under Florida construction law for a public body to draw specification in its request for bids whereby just a single bidder would be qualified to win the project.

Also, according to Florida construction law there are three types of payment methods available that include cost-plus, lump sum and unit price. Furthermore, Florida construction law also provides for cases involving substantial performance in which the contractor is in a position to recover the price of the contract minus costs of fixing any minor defects. In a nutshell, these laws in Florida also allows for situations in which the contractor have not in the main performed the duties entrusted to him or her, but who can still under the terms of the contract’s restitution principle recover for work that has been completed.

There is also special such laws in Florida that pertains to modifying the contract and where the law also allows for furnishing additional materials and labor as a trade-off for any additional money which can be considered as being proper consideration. And, there is also a clause in the law regarding mechanic’s lien which is a security device in which any contractor, sub-contractor and even supplier who is unpaid may apply for enforcing payment for services and materials by using the lien process.

Exterior wall insulation is designed to ensure that your home is comfortable throughout the extremes of the differing seasons, keeping your heat inside its walls in the winter and Mother Nature’s out in the summer. Of course, exterior wall insulation also saves you money on those heating and cooling bills, making your home more energy efficient. If your home could use a bit more protection against those cold drafts in the winter, a variety of exterior wall insulation products are available that are relatively easy to install.

If your home is an older one, chances are that your walls are not insulated as effectively as the typical new home. Standards and materials are changing all the time, making exterior wall insulation products used in today’s construction industry much more efficient than those used when older homes were built. Also, exterior wall insulation installed years ago may have settled or degraded, substantially reducing its performance.

The most effective method of determining the status of your exterior wall insulation is through an energy audit, performed by a qualified professional home energy auditor. However, if an audit is not the way you want to go, you can look at your insulation yourself. In unfinished areas, such as the attic or an attached garage, insulation is generally right out in the open, making it easy to identify its type and thickness. To evaluate the exterior wall insulation in finished areas of the home, turning off the power to the electrical outlets in each room will allow you to safely remove them to look inside the wall.

If you discover a need for more exterior wall insulation in your home, loose fill or blow in insulation are good options to consider. These products can provide an effective barrier against the elements with the least possible disturbance to your home, sealing out the worst Mother Nature has to offer for your comfort.

If you are a new contractor or if you are a new home owner then you should know about Construction Defect Law.  As a contractor you would not want to do anything defective to a property that would result in the loss of your business under the Construction Defect Law.  As a homeowner you want to understand what repairs you will generally want to be able to handle and what type of repairs are out of the ordinary.  Everyone expects a building to go through certain wear and tear when people are living it and the building is surviving against the elements, but there are some things that are out of the norm and should be dealt with.

As a new contractor you want to make sure that the work you are doing is going to be of good quality.  Understanding Construction Defect Law you will be able to understand what to expect not to see from your employees.  You want to make sure that when you finish a project as a builder, an electrician, a plumber or any other contractor that you have done the best job possible.  You would also want to be familiar with Construction defect Law in case a homeowner comes to you with an issue.  As a new contractor you are going to need to know if you are held responsible for something going wrong in a structure or if it is out of your hands.

As a homeowner you should be familiar with Construction Defect Law to protect your home and family.  You want to know that if there is an error found in the wiring of your home that the insurance company is in charge of making sure the home gets rewired instead of you shelling out the money when it is not your responsibility.  You also need to know that if there is a mold problem in your new home from trapped water from a poorly installed EIFS system you are protected under Construction Defect Law, unless the water damage comes from a sprinkler routinely spraying the walls of your home.

Construction Defect Law should be known by all parties involved in home building and home owning.  You always want to understand policy and procedure so that you know what is correct.  It is always easier to fix a problem when you know the proper steps and understanding Construction Defect Law is the first step to understanding.

If you are a building contractor then you understand that things take time to go up and get wired correctly.  If you are a homeowner then you may only be concerned with the final deadline.  If the final deadline gets passed over more than once then the contractor may face construction delay claims.  To prevent this from happening you need to keep open dialogue with your homeowner.

As a construction contractor you may be better with wood then you are with people.  However, as in order to defer construction delay claims you will either need to learn to be great with people or have to hire a secretary who is.  Having someone like a secretary to communicate with clients is a very beneficial thing.  A secretary can prevent construction delay claims by keeping in daily or weekly contact with a homeowner to keep them abreast of everything.  As a contractor this will require very little effort from you as all you will need to do is show your secretary your daily logs.

If you are excellent with people then you will be able to converse with your client very easily.  Keep them up to date on all of the benchmarks of your construction practice.  Most people will not file construction delay claims if you have kept them a part of the process the entire way.  You may have to do more then necessary but then if you run into a snag the client will understand because they have been aware of the process.

Preventing construction delay claims is much easier then sitting through litigation when they arise.  Some people need to be gently handled and like to know everything.  Understand that a construction project is yours but your client may like to micromanage.  Stopping construction delay claims is just a matter of keeping lines of communication open and hoping for good weather so the project does not have to run overtime in the first place.

Whether it is an apartment complex or a government building, an entertainment venue or a high rise office, all buildings must follow certain law construction requirements.  These laws are put in place to ensure the safety of everyone from the beginning construction phases and throughout the building’s lifespan.  One of the first stages of law construction consists of the zoning of the building.  Builders must obtain a number of zoning permits including those that contain noise clauses.  Once a permit is issued, no changes can be made without express written consent from the locality, and often a lawyer has to be involved in order for the change to be made final.  For builders, it is smart to have a legal advisor or even a legal team set in place before construction begins, just in case issues arise later on and things need to be addressed in court.

In rare cases, law construction exceptions can be made, and a lawyer can ask that certain things be exempt from the builder’s requirements.  Usually this process involves paperwork and an appeal to a judge or city official. One may wonder why all of this is so important, and how law construction guidelines are implemented in the first place.  The construction process is a very complex one, and all aspects need to be laid out and examined.  Some of these include budget plans, architectural sketches and floor plans, scheduling of various activities, safety for the workers, material availability, and of course logistics to name a few.  These laws and regulations are necessary to ensure a smooth process and to be positive that when the building is finally done, there are no surprises later on down the road.  With the help of various laws in regards to construction, we can all be sure that our buildings were built properly, legally, and safely.

Exterior Insulation Finish Systems were developed in Europe after World War Two.  The EIFS systems were fit onto buildings that had previously had masonry walls.  It was found that EIFS systems were very good at lowering energy costs.  EIFS systems were introduced in the United States in 1960 but did not catch on in popularity until 1970 when the country went through an energy crisis.

EIFS systems were very popular in the United States until the early 1980’s when people began to complain of water damage problems.  Water would penetrate the EIFS systems and create a breeding ground for Black Mold that would multiply and create mycotoxins leading to lung and skin infections.  Once the mold had set into the home or building it was very costly and time consuming to remove.  The EIFS systems companies stand firm in their belief that the problems from the 1980’s lawsuits were not from faulty products but from faulty insulation.

As building codes changes EIFS systems with drainage became more popular especially on wood frame buildings.   The popularity at the moment brings sales of EIFS systems to more than 200 million square feet per year.  There are many new buildings and homes out there on the market today that you would not even know that they are EIFS system finished because the look if an EIFS system is so smooth.  It is amazing what a new EIFS system can do to rejuvenate a business.

The wonderful thing today is that the makers of EIFS systems want to prevent any problems like there were in the 80’s and therefore are making sure that EIFS systems are being sold in much better condition than before.  EIFS systems are now being put on the market with the adhesives and coatings necessary to ensure a quality finish.  Let the history of EIFS systems change the history of your home or business.