Tag Archives: exterior insulation finish system

EIFS/Stucco On ICF

Posted by Admin on October 27, 2010 None comments

With rising concerns over global warming and energy efficiency, construction materials like EIFS (“stucco”) and ICF (Insulated Concrete Forms) have become increasingly popular. Both incorporate varying thicknesses of insulation to decrease the amount of heat lost (during the winter) or gained (during the summer), thereby lowering the amount of heat that needs to be generated/removed. This not only means less fossil fuels are used, but that what you pay to heat and cool your home is decreased. While EIFS is seen in both new construction and renovations, ICF is primarily new construction, but the two products are not mutually exclusively. Actually, one of the larger EPS manufacturers in Toronto supplies the insulation for both products.

EIFS being applied on ICF

EIFS has been around for decades in various forms, while ICF has really only begun to take off in the last 10 years or so. EIFS newest form incorporates a weather barrier with drainage which has been shown to be the most effective at managing moisture, compared with any other cladding. ICF lacks the weather barrier and drainage channels to properly accommodate moisture that will at some point get into the wall.

So what is the correct method of applying EIFS to ICF? All joints in the ICF should be taped with EIFS mesh, and a full cementitious weather barrier applied. This surface should serve as the base of which to apply a full EIFS system including the insulation and vertical channels of adhesive. This provides a drainage layer to ensure the insulation will last as long as possible. ICF being styrofoam itself, one could even groove out vertical channels into the ICF forms through which moisture could drain out when placing your EPS board layer on top.

Adding another layer of insulation will increase the R-value, though typically not to an appreciable degree. ICF walls themselves provide more-than-adequate resistance to thermal transmission through walls. Ensuring that areas such as the roof is properly insulated, and windows are properly sealed would be an intelligent idea, as they would likely be the weak points on a home.

More often than not, what is typically done is to simply apply the mesh, basecoat and finish coat directly over top of the outer layer of insulation in the ICF. While the styrofoam used in the ICF is suitable to apply EIFS over, contractors should make sure it is free from dust, dirt and grease (it’s not uncommon to have dirty ICF forms). Doing this turns the EIFS into a barrier system as opposed to a Dual-Barrier, it will entirely lack a drainage layer which is the key to ensuring walls last as long as possible.

From a design standpoint, it would be simple to add stucco reveals right into the ICF itself as a unique architectural feature.

Toronto Stucco/EIFS Average Price/Cost

Posted by Admin on January 25, 2010 3 comments

When it comes to attaining a budget price for your home renovation, there are various (dozens, actually) of things that need to be taken into account. Some of them are:

  • Time of year
  • Time frame
  • Size of walls – height
  • Detailing of walls – protrusions, windows, number of surfaces
  • Amount and type of stucco trim/moulding and decor
  • Missing / not-included work items
  • Condition or removal of existing siding
  • Distance of project from contractor

You should be able to budget around $10 per square foot, but realize that this is just an estimate. Getting an actual quote is the best way to find out how much it will truly cost.

As is always possible, you can bargain and haggle the price down, just be aware that whether you are aware of it or not, you are sacrificing quality which will decrease the longevity of your wall system. It’s the author’s opinion that anyone considering renovating or building with EIFS (exterior insulation finish systems) educate themselves on common practices, then pay a little more than what they could get as cheaply as possible.

Look at it like this: If you have 1,500 square feet of wall space that needs to be done, and you might get quotes around $13,000, $15,000 and $19,000. That’s a huge range. More than likely, the $19,000 quote is from a contractor who doesn’t need the extra work but will do it anyways if it’s worth his time, but because they’re overloaded you probably won’t get the attention you need either. At this point, most home owners will go for the $13000 quote, because it is within what they read is “normal” from other home owners, who may or may not (probably the latter) know what they actually got. They think that they are saving $2,000.

But this contractor, unbeknown to the home owner or his competitor – priced the project using mechanical adhesive (screws) and no weather barrier (against the manufacturer’s instructions). Within a few days the the plywood substrate is covered and no one who is knowledgeable on the subject saw the project, or bothered to say anything to the home owner.

Now… even a poorly installed EIFS cladding will last for years, maybe decades. Not only that, but in that time frame it may have even paid for itself in energy savings. Because there is no weather barrier however, and the home owner didn’t know any better, in 15 years a home inspection is done and mould is discovered. It has rotted the plywood and moved into wall studs. The home owner is told that the mould may be harmful to their health, and is compromising the structural integrity of the wood studs, and needs to be replaced immediately. The home owner ends up incurring cost after cost:

  • $4,000 for mould remediation…
  • $5,000 to remove the defective EIFS…
  • $4,000 for a carpenter to replace the wood studs and plywood…
  • …and in a perfect world $16,000 for the EIFS to be properly re-installed.

That’s over $29,000 of out of pocket expenses, and another $30,000 to sue a contractor… if you can find him. Unfortunately, the reputation of EIFS is frequently (and wrongfully) tarnished in these situations, because of the unscrupulous morals of a single contractor and the lack of discretion from a home owner. In the end, it always benefits the home owner to pay the little extra and ensure the job gets done right the first time. That isn’t to say that paying more will ensure your job is done properly though.

When all is said and done, most people end up around the $10-12 per square foot range, when doing a large part of their home. When doing a smaller part (less than 300 square feet), it’s more common to see prices in the $15+ per square foot range.

Sign up to receive a stucco quote the main page to get information on what to look for and ensure that you your home renovation project is done right.

Replacing Cladding is The Best Bang For Your Buck

Posted by Admin on September 9, 2009 3 comments

Remodeling Magazine surveys thousands of renovations and home sales each year to discover which renovation is currently giving the best value for your dollar (or “cost recoup”) using real world data, in it’s Cost vs. Value Report. Sitting again at the number one over-all position with a whopping 86.7% return on investment is Fiber-Cement Siding Replacement. Coming in second (for it’s category) at 80.4% is foam-backed vinyl siding.

This information is simultaneously beneficial and flawed for the purposes of EIFS / stucco. While the cementitious base-coat layer of EIFS is indeed “fiber-cement”, the actual product they are referring to is more than likely a solid-cement factory-made siding (such as Hardie Board), which has become popular due to it’s ability to withstand hurricane-force winds and debris. The problems James Hardie siding is currently dealing with (and that EIFS has long since corrected) is how to allow moisture to drain out that becomes trapped behind the siding (take a look at the hall of shame for an idea of what I’m talking about). I suspect that in the coming years the problems will begin to surface more frequently and it’s high value will drop some.

Then there’s the issue of geography. This information is based on data from the United States, not Canada. It is averaged over many different climates, not solely a cold-climate such as the one we have in Toronto. This means that energy efficiency renovations such as exterior insulation, or replacing a water heater, won’t have the same impact as they would have in Canada. On top of that, Toronto is by all rights the largest consumer of EIFS in North America – Canada and the U.S.A. While it’s not as popular in some of the states because of it’s history with lawsuits, that problem has been largely avoided here in Toronto using a different type of EIFS: Dual-Barrier.

Nevertheless, it shows that re-cladding your home is the sure-fire way of getting the most bang for your buck when it comes to home renovations. Factoring in the advantage of lowered heating bills in our climate due to the exterior insulation, and the superior aesthetic of EIFS to Hardiboard (and vinyl siding by a landslide), I feel confident in saying that EIFS renovations actually increase the value of a home beyond what a home owner pays for it. As much as 110-120%. Being that there is no data to back this up however, I’ll limit my claims to the next closest thing — the fiber-cement siding 86.7% ROI from Remodeling Magazine.

Update: The 2010 Cost vs Value Report can be found here

Exterior Insulation Government Rebates and Renovation Tax Credits

Posted by Admin on September 9, 2009 1 comments

The Canadian Government is currently running two concurrent programs to help home owners with home renovations. These programs provide monetary incentives to home owners who perform renovations on their home, stimulating the economy by providing work for skilled trades, and benefiting the home owners by helping them increase their home value.

Retrofit Rebate Program

The first program is the Retrofit Rebate Program, in which the home owner contacts one of the Auditors listed on the  Home Energy Audit Program website. The auditor performs an evaluation of where your home currently stands in terms of energy consumption and efficiency. This audit typically costs around $400, of which $150 is covered by the Government of Ontario. If you currently have a mortgage with Royal Bank of Canada (RBC), they have a program which covers the rest of the cost of the initial inspection, and unfortunately for the rest of you, they seem to be the only bank to do so. From the time of the inspection, home owners are given 18 months to complete any and all eligible energy efficiency renovations and have the auditor return to do the final inspection. Once the final inspection is complete, you are assessed for a rebate for upwards of $10,000 in the form of a cheque, split between the Government of Ontario and the Government of Canada, which tends to take 8-10 weeks to arrive. The genious behind this program is that these subsidized renovations actually DECREASE your expenses. This income gets spent instead on paying back the loan you took out (whether it was line-of-credit, or re-mortgaging), increasing your equity and investment in your largest asset — your home.

So why, with all the other renovations available, would you choose to re-clad your home with EIFS (exterior insulation finish system)? Simply put, it has the biggest pay back. Of all the renovations, exterior insulation (the “EI” in “EIFS”) provides the largest single rebate at $3,750. Furthermore, re-cladding your walls with EIFS has the largest potential to reduce your heating bills. See Saving Money on Heating/Cooling Bills. Additionally, EIFS helps improve air sealing — potentially adding another $480 to your rebate.

Home Renovation Tax Credit (HRTC)

The second program is the Home Renovation Tax Credit (HRTC), put on by the Canada Revenue Agency. Under this program, you are reimbursed for 15% of renovations between $1,000 and $10,000, for up to $1,350 [($10,000 ? $1,000) × 15%] on renovations done between January 27th, 2009 and February 1st, 2010. While the math may seem funny, it is nonetheless real money you get back. This money comes back to you in the form of a tax credit.

Simply keep your receipts/invoices for the renovations you had done (making sure that it is first eligible under the program), and present it to your accountant when you have your personal income taxes done.

Total Rebates and Credits

For the average $15,000 home EIFS renovation in Toronto, most home owners are looking at getting back $5,100 (plus possibly air sealing), putting the actual cost around $10,000. Factor in the increase in your home’s value and the money you save on heating/cooling bills and only a fool wouldn’t take advantage of this opportunity.

Stucco Vs EIFS

Posted by Admin on November 3, 2008 4 comments

EIFS (pronounced “eefs”) stands for Exterior Insulation Finish System. The cladding is also referred to as “Synthetic Stucco”, “Acrylic Stucco” or just “Stucco” (the latter being ambiguous with plaster stucco). Although initially developed around the ’40s to retrofit war-torn WW2 buildings, it is among the newest and most attractive styles of cladding available to homeowners today. EIFS differs from traditional Stucco (cement) in that it is applied using different materials — in multiple layers, providing greater flexibility and benefits.

At Toronto Stucco Contractor, we only recommend and install EIFS. We believe that it is a superior system to cement stucco because it incorporates drainage to prevent mould, has insulation (in toronto insulation is important) and provides a more attractive finish.

So what are the differences between EIFS and traditional stucco (plaster)?

  • EIFS is softer and sounds hollow when tapped
  • EIFS has a finely textured finish coat
  • EIFS provides insulation and water management
  • Cement stucco is solid and cement-like
  • Cement stucco is typically rough and contains large swirls
  • Cement stucco may trap water behind the wall

Not a DIY (do-it-yourself) Project
Contrary to conventional wisdom, EIFS actually contains 4 layers:
- An Air/Moisture or Vapour barrier depending on the requirements of the building
- Insulation, fastened either chemically (using cement) or mechanically (using screws)
- A polymer-modified base coat with an embedded fiber glass mesh
- A beautiful, durable acrylic finish coat
While a skilled drywall plasterer may not find the various trowel-applied layers difficult, it takes a certain knowledge of the finer details to ensure the system is installed 100% correct.

The Long and Winding Road
In the past decade EIFS has come under fire for “moisture problems”. While the issues were real, the biggest problem was arguably the quality of the installations in a fledgling industry without any real guidelines or enforcement. EIFS Manufacturers were quick to update their “recommendations” and have gracefully pulled their industry out of a downward spiral. Among the changes are:

  • A continuous, trowel-applied moisture barrier which goes over the substrate to keep water/moisture away from the substrate
  • Removal of recommendations to use mechanical adhesive methods (screws) as it punctures the moisture barrier, thereby allowing moisture penetration
  • The use of flashing above windows and other openings and caulking around wall penetrations
  • The most dramatic improvement — the specification of a “drainage channel”. The styrofoam is adhered to the air/moisture barrier in vertical channels of cement; allowing water to drain out of the system.

The Verdict
There’s an old saying that whatever doesn’t kill you makes you stronger – and nowhere does this hold more true than in the EIFS industry. EIFS has undergone more scrutiny than any other cladding product and as a result has a mountain of research and technology backing it and supporting it. It still has a stigma to lose, but is currently a safe and attractive alternative to classical brick and mortar siding.