EIFS: What Is It? A Guide for Buying and Selling Homes with EIFS

Hannah Schramm
Jun 23
7 min read

As a home buyer or seller, understanding the materials used in a property’s construction can significantly influence your decision-making process. One material that has garnered both attention and scrutiny in the real estate market is EIFS, or Exterior Insulation and Finish System. When searching for a home, you may come across a type of exterior finish EIFS. Commonly mistaken for traditional stucco, EIFS is a synthetic cladding system designed to improve energy efficiency. While it has been widely used across the country—particularly in the 1990s and early 2000s—there are important considerations to keep in mind when buying or selling a home with EIFS. Whether you’re a homebuyer or seller, we want to help you understand EIFS in order to make informed decisions!

In this blog post, we’ll explore what EIFS is, its advantages and disadvantages, and guide you through buying and selling homes with EIFS, to help you navigate the real estate process with confidence and ease.

Home with EIFS: 2503 Dunham Woods Ct, St. Charles, IL 60174

What is EIFS?

EIFS is a popular multi-layered exterior wall cladding system that provides insulation, weather resistance, and design versatility for a decorative finish. It typically consists of three primary layers:

Insulation Board: This foam board is attached to the exterior wall, providing excellent thermal insulation. It helps to regulate indoor temperatures, making homes more energy-efficient, ultimately leading to energy savings.
Base Coat Reinforced with Fiberglass Mesh: A polymer-based adhesive is applied over the insulation board, providing a sturdy foundation for the finish coat. This layer adds strength and durability to the system, protecting the insulation board and acting as a barrier against moisture.
Textured Finish Coat (that mimics stucco): The outermost layer, made of a cementitious material, provides durability and aesthetic appeal. It can be textured or painted in various colors, allowing for a wide range of architectural styles and customization options.

EIFS gained popularity due to its exceptional energy efficiency. It has the ability to reduce heating and cooling costs, making it an attractive option for homeowners. It remains a common exterior choice in certain regions, especially in warmer climates like Florida, where energy efficiency is paramount.

Home with EIFS: 2503 Dunham Woods Ct, St. Charles, IL 60174

The EIFS Controversy: Moisture Concerns

While EIFS has many benefits, it came under scrutiny in the mid-1990s when a class-action lawsuit involving Dryvit (a leading EIFS brand, often compared to "Kleenex" for EIFS) revealed widespread moisture issues. The problem stemmed from improper installation—if not correctly sealed, EIFS could trap water behind the system, leading to mold, wood rot, and structural damage. These issues have raised concerns for potential buyers, making it essential to conduct thorough inspections.

How to Identify and Inspect EIFS

If you’re considering buying or selling a home with EIFS, it’s crucial to have a professional inspection to assess its condition. Some inspectors specialize in EIFS testing, which involves probing multiple locations to check for moisture levels behind the exterior. Key indicators that may suggest moisture problems include:

Visible cracks or damage to the finish coat
Signs of mold or mildew
Water stains on interior walls near the EIFS

Having a qualified inspector assess the condition of the EIFS can provide peace of mind and inform your decision-making process.

Can EIFS Be Replaced or Repaired?

Yes! If moisture issues are detected, EIFS can often be repaired or replaced with alternative exterior materials like traditional stucco, brick, or fiber cement siding. It’s essential to work with professionals experienced in EIFS installation to ensure proper sealing and drainage to prevent future moisture problems. Some homes may even come with EIFS warranties or have undergone pre-market testing, especially in strong buyer’s markets.

The Benefits of EIFS

Energy Efficiency: One of the standout features of EIFS is its energy efficiency. Homes with EIFS can enjoy lower heating and cooling costs, making it an attractive option for homeowners seeking long-term savings.
Design Versatility: EIFS can mimic the appearance of traditional materials such as stucco, brick, or stone, allowing for a wide range of architectural styles. This versatility enables homeowners to customize their home's exterior to their liking.
Lightweight Construction: EIFS is significantly lighter than traditional masonry, which can reduce the structural load on a building. This quality makes it easier and often less expensive to install.

The Drawbacks of EIFS

While EIFS has numerous benefits, it also has some disadvantages that homeowners should be aware of:

Moisture Issues: One of the most significant concerns with EIFS arises from improper installation methods, which can trap moisture behind the insulation board. If water becomes trapped, it can lead to mold growth, rot, and structural damage. A notable class action lawsuit against Dryvit, a leading EIFS manufacturer, highlighted these risks in the mid-1990s.
Maintenance Challenges: Maintaining EIFS requires regular inspections and upkeep. Homeowners should be proactive in checking for cracks or damages in the finish coat that could allow moisture infiltration.
Potential Resale Concerns: Depending on the market, some buyers may be wary of purchasing homes with EIFS due to the associated risks. If you own a home with EIFS, addressing any moisture concerns and ensuring proper maintenance can alleviate potential buyer hesitations.

Home with EIFS: 4106 Royal Fox Dr, St. Charles, IL 60174

A Guide for Buying and Selling a Home with EIFS

For Buyers: What to Do When Purchasing a Home with EIFS

Schedule a Professional EIFS Inspection: Hire a certified EIFS inspector who can assess the condition of the system, check for moisture intrusion, and verify proper installation. General home inspectors may not have the expertise needed to evaluate EIFS thoroughly.
Request Maintenance and Repair Records: Ask the seller for any documentation related to EIFS maintenance, previous inspections, or warranties. Well-maintained EIFS systems with proper drainage can be a great asset, but neglected ones may pose risks.
Look for Signs of Proper Installation: Ensure the home has an EIFS system with a built-in drainage plane. Homes built after the late 1990s are more likely to have this feature, reducing the risk of moisture damage.
Assess the Home’s Marketability: While EIFS can be an energy-efficient and attractive choice, some buyers hesitate due to past concerns. Consider how this might affect future resale value and make sure the home has been properly maintained to avoid costly repairs down the road.
Negotiate Repairs or Price Adjustments if Needed: If the inspection reveals moisture issues or improper installation, negotiate with the seller to have repairs completed or request a price adjustment to cover potential remediation costs.

For Sellers: How to Prepare Your EIFS Home for Sale

Get a Pre-Listing EIFS Inspection: Identifying and addressing any EIFS-related issues before listing your home can help avoid last-minute surprises and buyer hesitations.
Make Necessary Repairs: If there are moisture concerns, cracks, or improperly sealed areas, work with an EIFS professional to fix them. This can boost buyer confidence and streamline the selling process.
Gather Documentation: Having inspection reports, warranties, and records of EIFS maintenance readily available reassures potential buyers that your home has been properly cared for.
Highlight EIFS Benefits in Marketing: Emphasize the energy efficiency, design versatility, and insulation benefits of EIFS in your listing. Buyers who understand its advantages may be more willing to consider your home.
Be Prepared to Educate Buyers: Many buyers may not be familiar with EIFS or may have concerns based on outdated information. Providing clear, factual details about its maintenance and advantages can help address objections and build buyer confidence.

Home with EIFS: 4206 Royal Fox Dr, St. Charles, IL 60174

Should You Buy a Home with EIFS?

Owning a home with EIFS doesn’t necessarily mean problems—it depends on the quality of installation and ongoing maintenance. If properly installed with a drainage system, EIFS can be an excellent, energy-efficient choice. The key is ensuring the system has been inspected and maintained correctly.

For buyers, understanding EIFS is crucial when evaluating properties. If you’re considering a home with EIFS, be sure to have a thorough inspection conducted by a qualified professional who can assess moisture levels behind the system. Try to look for documented maintenance and inspection history. Knowing the history of EIFS installation in the home can also provide peace of mind. Consider requesting an inspection report that verifies the condition of the EIFS, and be aware of any warranties associated with the system. Look for homes with warranties or recent inspections that verify the condition of the EIFS. A well-maintained EIFS exterior can be a valuable asset.

For sellers, if your home features EIFS, consider obtaining a pre-listing inspection to proactively address any potential concerns. Providing documentation of regular maintenance and any warranties can instill confidence in potential buyers. Highlighting the energy efficiency and aesthetic benefits of EIFS in your marketing materials can also attract interested parties.

Home with EIFS: 4206 Royal Fox Dr, St. Charles, IL 60174

Navigating EIFS Homes with The McKay Group

Understanding the exterior of your home is just as important as finding the perfect location. EIFS (Exterior Insulation and Finish System) can be a valuable exterior choice for many homes when correctly installed and maintained, offering both aesthetic appeal and energy efficiency. However, it’s essential to be aware of the potential drawbacks and to take steps to mitigate any risks. Whether you are buying or selling a property, being informed about EIFS will empower you to make the best decisions in your real estate journey.

The McKay Group, led by top-producing agents Debora McKay and Roger Erikson, has been a trusted name in Fox Valley real estate for over 25 years. As recognized leaders in the industry, we proudly rank among the top 1% of agents in the U.S. and have held the title of #1 in Kane County for seven consecutive years. With our expertise, industry connections, and strategic marketing, we ensure that buyers and sellers navigate the market with confidence—especially when it comes to unique considerations like EIFS homes.

If you have any questions about EIFS or EIFS homes in St. Charles, Geneva, Batavia, Elburn, or the surrounding areas, The McKay Group is here to guide you! We're here to help you navigate the market with confidence and assistance with all your real estate needs in the Fox Valley area and Kane County, IL.