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How much does EFIS stucco siding effect resale value of a house? How much does it cost to replace?

  • November 06 2010 - Northwest Heights
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Answers (2)

It may indeed affect your home's value.

As NW Home said, there's nothing inherently wrong with the product.  It's been used extensively in Europe since the end of WW II.  However, it's nasty when water intrudes.

Water intrudes because of improper construction of the building envelope, and it usually occurs where systems come together--wall/windows, wall/doors, roof/wall, around belly bands, etc. The installation errors generally are because of incorrect sequencing of pink wrap (or Tyvek), flashing and what's installed (e.g., the window frame).  Sealant (caulk) is crucial, but if the flashing is inproperly installed, mounds of sealant will delay, but not prevent, water intrusion.

Worse, rain screens have not been used for years. The siding--EFIS, fibercement, wood, etc.--was slapped right onto the pink wrap. when water got in, it couldn't get back out.

It's now illegal to use EFIS in Oregon, a decision made in response to the wave of construction defects. Since it failed once it got wet, it was an easier target than, say, making untrained workers illegal. In much of the public's mind, EFIS is the problem, and for that reason, it may have a negative effect on your home's value.

If I were in your situation, I'd find a building envelope contractor (it now takes a special certification) and pay for an invasive inspection.  Depending on the number of places he or she looks at by removing siding and actually seeing if there's damage. This will be several times more expensive than a regular home inspection, but worth it.
  • November 06 2010
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There is no reason to replace it unless the caulking or flashings have failed.
Oh, did I say caulking or flashing?  I thought there was caulking and flashing involved in every single kind of siding installation.
Yes, that's true.  Do you mean that every kind of siding installation can fail?
YES. Siding failure is not limited to the Exterior Finish Insulation Systems alone.  The primary issue of failure is how the penetrations of the siding are detailed.
Replacement cost = the cost of removal & disposal + rot repair + the cost of detailing the penetratioins + installing whatever siding you want replace it with.  Unless the system has failed, you will never return the expense of replacing it.
  • November 06 2010
  • 1Yes

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