When EIFS-clad structures begin to show signs of age and deterioration, building owners are left asking themselves what to do about it. Many architects and engineers are not educated on these systems and the knee-jerk reaction is to remove and replace the EIFS. However, not all system failures warrant replacement. Many times, less intrusive modifications can be made to the copings, flashings, sealants, or other components. There are options when it comes to EIFS repair.
In recent years, many EIFS manufacturers have made efforts to educate the market about how these systems can be restored and preserved. There are generally four levels of restoration:
1. Clean and recoat
2. Repair and refinish
3. Over-clad
4. Remove and replace
Replacement vs. Restoration Considerations
There are advantages and disadvantages to all scenarios. Often times, price is the determining factor and in many cases, restoring an existing system is more cost effective than replacement. It is important to consider what other factors are important to each situation when evaluating the type of repair to employ.
Unlike new construction, most aging buildings are occupied structures. A restoration project will typically be quick, relatively quiet, and cause minimal impact to operations. A replacement project is much more intrusive and will likely disturb the occupants and users of the building as it can require sawing, grinding, cutting, and noisy demolition activities, not to mention longer project durations.
Deciding what to do
Determining which method is appropriate requires examination by an expert who has been trained in the diagnosis of EIFS failures. The most important factor is determining why the EIFS system is in distress. Often, this requires completing the building assessment process, whereby inspections may be required to understand what is happening beneath the surface. Remember, these projects are an opportunity. When restoring an EIFS system, there is the unique opportunity to use new colors and finishes that might rejuvenate the façade and increase the value of the building. This is especially true when modifications to the existing EIFS system can improve its function and prolong the service-life of the façade.
If you have an aging EIFS façade and want an opinion, please contact us at 419-339-9912. We would be happy to schedule a site visit to assess your situation and determine whether or not your project is a candidate for restoration.