almagh: We then hired a certified EIFS inspector ($1500). He produced a 20 page report and identified 60-80K worth of needed repairs. The repairs included remedying places where the moisture reading was excessive like repairing around the windows and re-caulking and installing flashing where there was none. Also, the EIFS is installed to grade. He said that they should dig out around the house and install a termite guard.
The issue is that today we receive a response from the seller saying that they contacted the EIFS inspector and he discussed the report with them and told them that the issues were mainly "aesthetic". They have offered to credit us $1,000 at closing."

In order to be helpful to you, I think some clarification is required.

First and foremost, the inspection of EIF's is beyond the scope of a home inspection...which is why you had to hire a "EIF's specialist....so, if the facts prove out as you state...it is not your home sinector who is unethical..it is the EIF's inspector

That said, itÂs not clear on how you know that the sellerÂs definitely spoke to the EIFÂs inspector.

SecondÂ...even if they did manage to contact him and speak with him via phone, how do you know exactly what he said?
The sellers could be bluffing about having any contact at allÂor...if they really did speak with him, they could be misrepresenting what was said in the conversation.

The report is what it isÂtherefore, unless EIFÂs guy wrote two totally separate reports that state entirely different findings, I canÂt imagine that he told the sellers what they claim he told themÂunless he has lost his mind.

If you donÂt have a good RE attorney working with you on this purchaseÂyou do need oneÂas an RE attorney with even half of a brain would request that the sellers prove their case. If they have no report to confirm their "interpretation" of a conversation that they may ort may not have even had with Mr. EIFÂs, then they donÂt have a leg to stand on in terms of disputing the report that you have in hand. And...all things considered..the damege identified by Mr. EIF's may still only be the tip of the iceberg...and costs to repair could bverty likely go far beyond what your report states. Consequnelty, even if the sellers cough up the 80K..and you choose to buy...have you condiered what you will do if the cost exceed that amount by quite a bit?
Also..have to checked to see if you can even insure such a home under thses circumtances?

Have you or your attorney contacted Mr. EIFÂs regarding this issue? If notÂ..why not? If soÂwhat did he say?

LastÂbut not leastÂwhat state are you in?

Please excuse the typos...I hit submit on the uncorrected version...

Clarification:

Yes, the issue is with the EIFS inspector not the original home inspector.

The sellers claim that he told them over the phone that most of the itemized issues in the report were "aesthetic". We provided the sellers with a copy of the report. The EIFS inspector admitted that he spoke with the sellers. He said that he was "not going to argue with us" about if we did or did not give him authorization to discuss the report with the sellers. He said that "it did not matter" what he told them over the phone that the report speaks for itself.

We do have a RE attorney. His position (and ours) is that either they agree to fix the issues, credit the estimated amount or we do not buy.

Believe it or not, the EIFS inspectors position is that the EIFS is in "very good" condition. He said that it was installed properly and should last as long as siding or brick when the issues are fixed. The reason for the high cost is that there are 90+ windows and dozens of places to fix the flashing.

I am in Virginia.

What's EIFS?

The reason for the high cost is that there are 90+ windows and dozens of places to fix the flashing.

90 windows? Is this a very large, expensive property? If so, then $60K - $80K may only be a very small percentage of the value of a very large house and not such a big deal.

Can you clarify, please?

almagh: "...We then hired a certified EIFS inspector ($1500). He produced a 20 page report and identified 60-80K worth of needed repairs....
... Believe it or not, the EIFS inspectors position is that the EIFS is in "very good" condition. He said that it was installed properly and should last as long as siding or brick when the issues are fixed. The reason for the high cost is that there are 90+ windows and dozens of places to fix the flashing...."

Thanks for the clarifications. First things first; unfortunately, VA does not even require that HI's be licensed or even certified...certification is "voluntary". Therefore, my guess is that an "EIF's" inspector is not regulated in any way at all.

That said, if EIF's guy actually has stated that the EIF's was installed properly...but at the same time states that due to improper flashing, repairs could amount to 80K, he is contradicting himselfÂÂthe ultimate oxymoron, with the moron being the EIFÂs inspector for even making such a ludicrous statement. Did he actually put that in writing?????
His entire report is suspect in terms of credibility.

As far as authorization goes...as such, if he didn't get it in writing...there is no argument...as his COE dictates confidentiality...the onus is on him to PROVE that you waived it...via a written release of some sort.

You could of course report him to all of the "professional" organizations of which he is a member...but, IMOÂÂ.at most he will get a slap on the wristÂ...if at all....and he knows it...which is why he has zero motivation to behave otherwise.

So...bottom line...you have a house that needs at minimum 80K in repairs...which will I assure you cost far more as Mr. EIFS has no way of knowing for sure how far the damage has spread...or, how much it will ultimately cost in total to repair...as well as remediate any and all mold that will most likely be revealed.

You have a seller who is attempting to deceive you in terms of the scope of the problem.

You have a house that is clad with a finishing system that has horrendous resale value...due to the problems sited with this house...and more.

AndÂ..you have an EIF's inspector who is either an idiot or a con man....or both.

Bottom line...run...at warp factor 10...from this house as far as you can.....NOW.

See below:

Here is a link that might be useful: EIFS, Mold & Michael Jordan

Geez Logic, with all the EIFS info out there, you had to link to that inspection company. I hope it's not an endorsement ;)

Mary,

EIFS from the article logic posted
"Exterior Insulation Finish Systems, known as synthetic stucco, have in recent years been the subject of lawsuits around the country."

Thanks for the replies. I don't believe EIFS being installed correctly and needing repairs are contradictory. We currently live in an EIFS house and are aware that EIFS requires a certain amount of maintenance such as regularly caulking the windows, utilities, etc. The current owner neglected this maintenance which resulted in some damage around some of the windows. The damaged area was removed and inspected to verify that there was no damage behind the substrate.

This is a very large house +10K sqft (1.7M), but $80K is enough for us to walk away. We are willing to put money into new carpets, updating baths, etc. But we did not budget $80K into the agreed upon price.

van356: Geez Logic, with all the EIFS info out there, you had to link to that inspection company. I hope it's not an endorsement ;)

ROFLOL!

Hardly...I did not realize until you mentioned it that the link was not to the actual news article...but that of a home inspection company.

Rest assured to all...I am not affiliated with any HI company in any shape, matter or form.

Thanks for pointing that out, van356. :-)

Where is this house located ? Is the EIFs in covered areas or the entire house ? My guess is that it is the entire house if its that many windows. I think you need to look at whether the repairs necessary are aesthetic vs potentially damaging. Then you determine what you actually need to do vs want to do and go from there.

almagh: "The repairs included remedying places where the moisture reading was excessive like repairing around the windows and re-caulking and installing flashing where there was none. Also, the EIFS is installed to grade. He said that they should dig out around the house and install a termite guard....
.... I don't believe EIFS being installed correctly and needing repairs are contradictory..."

In some cases...that is correct; needing a repair is not necessarily an installation issue. However, in the case you have explained, there are two glaring installation errors:

1) An unspecified number of windows have no flashing or are missing flashing.
2) The EIFS was installed to grade.

These are hallmarks of improper installation....and, once water intrudes...it can't escape...and the damage is done.

That said, you didn't mention what process Mr. EIF's utilized to make the determination that water has not intruded.
If he utilized moisture meters and/or drilled little holes in the EIFS itself, that does not provide a conclusive answer...as water can travel in odd ways...and create damage in some areas and not others...

If he utilized thermal imaging, no standards have been established for the technology as of yet...therefore the interpretation of the results vary tremendously, with no way to determine which "user" is making the correct call.

Last but not least, unless Mr. EIFS is willing to sign an agreement that he will pick up the cost of repairs should they exceed 80K (and watch him run form THAT suggestion), chances are very good that you will be on the hook for quite a bit moreÂ.as there really is no way to accurately determine cost until all the offending material is removed.

One more pointÂseriously consider having an air quality test performed by a reputable environmental firm, that employs individuals with degrees in biological sciencesÂthat does not also perform remediationÂ..in order to have the best chance of obtaining an unbiased and accurate assessment as to whether or not indeed mold is lurking in the walls.

Better safe than sorryÂ.as stripping away all of the EIFS and re-cladding will cost at minimum three times what you were quoted for repairÂand very likely moreÂconsidering the size of the home.

Best wishes.

Here is a link that might be useful: EIFS Can Be A Nightmare