Synthetic Stucco (EIFS)

EIFS stands for Exterior Insulating and Finishing Systems. It is sometimes referred to as Synthetic Stucco. Its use increased sharply in the 1990s. In North America about 300, 000 homes have an EIFS exterior.

We care because EIFS has been connected to concealed rot in wall cavities.

What Exactly Is It?

There are many different systems offered by various manufacturers, but in general EIFS wall systems consist of a wood frame wall covered with a sheathing such as plywood, or even gypsum board. Plastic foam insulation boards are glued or fastened to the sheathing. A 1/16- to 1/4- inch-thick base coat is troweled on to the insulation. A glass fiber reinforcing mesh is imbedded in the base coat. Finally, a finished coat is sprayed, troweled or rolled on. This finish coat provides the color and texture.

Many installations have no building paper or housewrap behind the stucco to act as a backup material.

What Is Happening

Rain water appears to be getting into the wall systems through imperfections in the stucco. These include joints around windows and doors and penetrations from railings, wiring, plumbing, vents, etc. Once water gets behind the system it gets trapped, leading to mold, mildew and rot of the sheathing, studs, flooring and other framing members. EIFS houses often look good until sections of the wall are removed revealing concealed damage. The damage can take place within the first few years of the home's life.

As most of the damage has been found in houses in coastal areas, some have suggested that condensation is a problem; however, since the most severe damage seems to show up around wall penetrations, condensation does not appear to be the culprit. The worst damage is often found below and beside windows.

Solutions

There is little that can be done on existing systems short of re-siding or paying fanatical attention to keeping the water out. Caulking and flashing maintenance should be a high priority for people with synthetic stucco houses.

In the very newest installations, contractors are using building paper or housewrap behind the insulation to protect the sheathing. In addition, the newest installations are designed with a drainage system behind the insulation to allow any water which does get in, to drain out. This is not unlike the drainage system found in a brick veneer home. These improvements should work but only if they are well constructed.

So far we know that areas of high rain fall, and particularly areas with rain accompanied by wind, result in houses with the most damage. Homes which have no roof overhang or very small overhang or many penetrations through the wall systems are also at risk.

Unfortunately, a visual inspection cannot tell the whole story, and until invasive testing becomes standardized and sufficient data becomes available for our area, concealed damage in synthetic stucco houses will remain a question mark.

Carbon Monoxide

WHAT IS CARBON MONOXIDE?

CO is a colorless, odorless, tasteless gas.
It is a by-product of incomplete combustion (un-burned fuel such as gas, oil, wood, etc.)
Low concentrations of CO can go undetected and can contribute to ongoing, unidentified illnesses. At high concentrations, it can be deadly.

WHY IS IT DANGEROUS?

If there is CO in the air you breath, it will enter your blood system the same way oxygen does, through your lungs. The CO displaces the oxygen in your blood, depriving your body of oxygen. When the CO displaces enough oxygen, you suffocate.

WHAT ARE THE SYMPTOMS?

· Confusion
· Cardiac Problems
· Brain Damage
· Severe Headaches
· Breathing Difficulties
· Dizziness
· Death

WHAT CAN PRODUCE CO IN OUR HOMES?

Anything that burns fuel or generates combustion gases including:

· Gas Stoves
· Fireplaces
· Automobiles
· BBQ
· Furnaces
· Ranges
· Boilers
· Space Heaters

Solid fuels, such as wood, always produce carbon monoxide when they are burned. Gas and liquid fuels may produce no CO or very little.

WHAT ARE THE MOST COMMON SOURCES OF CARBON MONOXIDE?

1. Automobile exhaust in attached garages

This is responsible for 60% of all CO alarms. People who warm their cars up in the garage are trapping CO inside the garage. The CO can find its way into the home.

2. Gas cooking appliances

Reported to account for 20% of CO alarms.
May be a result of a misused, poorly
maintained, poorly installed, or unvented
cooking appliance.

3. Poor draft/venting for fuel burning appliances -

This is one of the most common and serious causes for CO build up and has been reported to account for up to 19% of CO alarms. The products of combustion are not being safely expelled to the exterior. This could be due to venting problems, such as blocked chimney flues or inadequate venting for appliances or fireplaces. Other problems include poor installation and negative air pressure in the house, causing backdrafting, often due to exhaust fans.

Other problems include:

Poor combustion at furnace

Inadequate combustion air to the furnace can result in incomplete combustion. If the furnace has a cracked heat exchanger, it is possible to get CO into the circulating air. It is also imperative that we do not deprive our heating equipment and fuel burning appliances of air; especially in air-tight homes where running exhaust fans can result in a shortage of combustion air. Combustion air is essential for safe operation of furnaces, water heaters, and other fuel burning equipment.

Leakage -

A leak in a chimney or flue pipe.

Ventilation -

Barbecues or gasoline powered equipment operating in a attached garage, basement,
or enclosed area.

Are there more problems with carbon monoxide today than 30 years ago?

Yes, due to -
More energy-efficient, air-tight homes
Less natural ventilation

How can I guard against carbon monoxide poisoning?

The first line of defense is to have your home heating systems, fuel burning appliances, flues and chimneys checked and/or cleaned annually.

CONCLUSIONS

CO detectors are designed to protect the average healthy human from death or serious injury under the current standards; however - People who are more susceptible cannot depend on these devices for total protection. In this case, more sensitive CO detecting equipment should be used.

Several groups are working with UL to improve the standards. October 99 revisions have already been drafted. There is room for improvement by imposing stricter standards as well as technological development.
It is critical that people understand the dangers of CO and that the people who investigate it are properly trained and are using CO testing equipment properly.

Where to install a CO detector?

One or more CO detectors in accordance with the manufacturer's recommendations. Usually one per floor.
Maintain and test regularly as instructed by the manufacturer.

Cheers to Carson Dunlop for providing us with this valuable information! For more information please contact your leading Toronto home inspection firm.

Radon Gas

Radon is a cancer-causing, radioactive gas. 

You cannot see, smell or taste radon. But it still may be a problem in your home. When you breathe air containing radon, you increase your risk of getting lung cancer. In fact, the Surgeon General of the United States has warned that radon is the second leading cause of lung cancer in the United States today. If you smoke and your home has high radon levels, your risk of lung cancer is especially high. Radon is a radioactive gas that has been found in homes all over the United States & Canada. It comes from the natural breakdown of uranium in soil, rock and water, and gets into the air you breathe. Radon typically moves up through the ground to the air above, and into your home through cracks and other holes in the foundation. Radon can also enter your home through well water. Your home can trap radon inside. Any home can have a radon problem, including new and old homes, well-sealed and drafty homes, and homes with or without basements. In fact, you and your family are most likely to get your greatest radiation exposure at home. That is where you spend most of your time.

Nearly one out of every 15 homes in the United States is estimated to have an elevated radon level (4 pCi/L or more). Elevated levels of radon gas have been found in homes in your state.

The EPA Recommends:

• If you are buying a home or selling your home, have it tested for radon.
• For a new home, ask if radon-resistant construction features were used and if the home has been tested.
• Fix the home if the radon level is 4 picoCuries per liter (pCi/L) or higher. 
• Radon levels less than 4 pCi/L still pose a risk, and in many cases, may be reduced. 
• Take steps to prevent device interference when conducting a radon test.

Test for Radon

Having your home tested is the best way to find out if you have high radon levels. The EPA and the Surgeon General recommend testing all homes below the third floor for radon. If you find that you have high radon levels, there are ways to fix a radon problem. Even very high levels can be reduced to acceptable levels.

Selling your Home?

The EPA recommends that you test your home before putting it on the market and, if necessary, lower your radon levels. Save the test results and all information you have about steps that were taken to fix any problems. This could be a positive selling point.

Buying a Home?

The EPA recommends that you know what the indoor radon level is in any home you are considering buying. Ask the seller for their radon test results. If the home has a radon-reduction system, ask the seller for information they have about the system. If the home has not yet been tested, you should have the house tested.

If you are having a new home built, there are features that can be incorporated into your home during construction to reduce radon levels.

These radon testing guidelines have been developed specifically to deal with the time-sensitive nature of home purchases and sales, and the potential for radon device interference. These guidelines are slightly different from the guidelines in other EPA publications which provide radon testing and reduction information for non-real estate situations.

This guide recommends three short-term testing options for real estate transactions. The EPA also recommends testing a home in the lowest level which is currently suitable for occupancy, since a buyer may choose to live in a lower area of the home than that used by the seller.

Radon Mitigation System.

Contact us for more information.