Water, water everywhere - Rot behind EIFS - what would you do?

8 years ago

Ok, so we have this roof line in which several roof lines converge and as such, water pours off in this spot. No gutters. Pre-existing water damage in foundation and now, since the blizzard, we have water inside the front interior wall

. Once we removed drywall we found the plywood behind the synthetic stucco was completely black, suggesting this didn't just happen as a result of the most recent snow storm. So we'd like to replace the EIFS with something else (part of garage has hardie and back of house has vinyl - both in good condition) but also need to fix the source of the leak.

One (expensive) option is a porch on that side to extend the roof line out and carry water away from the foundation. We can also bring the roof line from the left all the way over to avoid that valley in the middle. Also, need to replace siding - how much we do not know. We don't know the extent of the problem... yet. But obviously that corner is a problem. We'd like to get rid of the EFIS but the cost of taking it off and putting on something else seems prohibitive, in addition to the roof and/or porch. One contractor is guessing $75K+ for all this, $30K just to extend the roof line from the left!!!

Help! Any thoughts?

Featured Answer

Vith

8 years ago

last modified: 8 years ago

My thought: Leave the structure of the roof the same and reroof with ice and water shield under the shingles and also running partially up the problem wall, then proper flashings and gutters. Repair the damaged stucco to match exisiting. Redoing the whole siding is not cost effective.

It doesn't appear you have proper flashing in the first place, and probably no water shield either. Any roofer who does not want to return to this job would have done the water shield and proper flashing in the first place. Gutters are a no brainer as well to stop water damage at the foundation. Sounds like you need someone that does roofing and gutters and someone that does stucco and they need to work together.

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Comments (8)

Ichabod Crane
8 years ago
Location?

Also; you need more than one quote.
Stacie H thanked Ichabod Crane
Stacie H
Original Author
8 years ago
In Winchester, VA. We have 5 more contractors lined up.
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Stacie H
Original Author
8 years ago
Vith, Thanks! Very helpful and is what we are thinking, too, after more discussion last night. This was a builder's house which I guess means corners were cut - no flashing is just one of many details overlooked. The only problem is this synthetic stucco is notorious for moisture issues and we're ready to be done with it! Does real stucco have similar issues?
tim45z10
8 years ago
What kind of moisture issue with the stucco?

i saw on this old house where they spray foamed the rafters in the attic to prevent the icicles.
Stacie H
Original Author
8 years ago
It's the synthetic stucco, EIFS, that has a bad reputation for moisture problems due to poor drainage and poor application. http://www.exterior-design-inst.com/eifs-moisture-intrusion-problems.html
speaktodeek
8 years ago
The first money I'd put into this is to FIX the roof design flaw. You have three sloping roofs converging into a point AND THEN an obstruction at that convergence that will prevent snow from sliding off, etc (the extended corner of the roof that touches the other roof and has the hole underneath it). That is the craziest stupid design I've ever seen in a roof, guaranteed to cause problems with drainage and leakage behind the walls until the fundamental design is fixed.
Stacie H thanked speaktodeek
Vith
8 years ago
last modified: 8 years ago
Synthetic stucco is waterproof, it is when water gets behind and there is no drainage path it is a problem. It becomes trapped. This was done with the first generation of synthetic stucco. They have learned since then. You asked about normal stucco it is similar to concrete and will absorb wetness then dry out.

For synthetic stucco, these days they usually have foam with drainage channels behind it so if water does get behind it, it has somewhere to go.

http://buildingscience.com/documents/digests/bsd-146-eifs-problems-and-solutions
Stacie H thanked Vith

Water, water everywhere - Rot behind EIFS - what would you do?

Vith

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Ichabod Crane

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Water, water everywhere - Rot behind EIFS - what would you do?

Vith

Comments (8)

Ichabod Crane

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