How to Read an EIFS Inspection Report: What Matters Most

Turn Your EIFS Inspection Report Into a Clear, Bid-Ready Repair Plan

The inspection is done. A thick PDF (or stapled packet) is sitting in your inbox or on your kitchen counter. It’s full of photos, moisture readings, technical language, and a list of findings that might feel more like a foreign language than a plan of action. For homeowners across Central Indiana, from Carmel to Indianapolis to Greenwood, this is the moment that matters most. The report itself is not the finish line. It is the starting point for every repair decision, every budget conversation, and every contractor bid that follows.

Most EIFS inspection articles stop at explaining what inspectors look for. This guide picks up where those articles leave off. It walks through every section of a typical report, explains the terminology in plain English, and shows property owners how to turn a stack of findings into a clear, prioritized repair plan. Whether the property is a single-family home in Fishers or a commercial building in downtown Indianapolis, the principles are the same: understand the scope, read the findings carefully, rank them by risk, and translate the report into a bid-ready scope of work.

Understanding the Sections of an EIFS Inspection Report

Every professional EIFS inspection report follows a structure, though the exact layout varies by inspector and firm. Knowing what each section is designed to communicate helps property owners avoid skipping the fine print that often matters most.

The Executive Summary (Report Summary)

The executive summary sits at the front of most reports. It provides a high-level overview of the building’s condition, the number and general nature of defects found, and broad recommendations. Think of it as the “headline version” of the report.

Here is what to watch for:

• Overall condition rating. Some inspectors use a scale (good, fair, poor). Others describe condition in narrative form. Either way, this tells you whether the building has isolated issues or system-wide concerns.
• Number of findings. A report with three findings is a very different conversation than one with fifteen. The summary usually states this count upfront.
• Recommended next steps. The summary often includes a short list of immediate actions, such as “repair failed sealant joints” or “further investigation recommended at north elevation.”

The summary is useful for a quick read, but it is never a substitute for the detailed findings. Property managers and homeowners who rely only on the executive summary often miss critical details buried deeper in the report.

Scope of Inspection (Inspection Scope Statement)

The scope section defines what was inspected, what was not inspected, and why. It is one of the most important, and most overlooked, parts of the entire document.

A typical scope statement includes:

• Areas inspected. The specific building elevations, levels, or zones the inspector physically examined.
• Areas not inspected. Any sections that were inaccessible due to landscaping, equipment, height, or access limitations.
• Site constraints. Weather conditions, scaffolding availability, time restrictions, or tenant access issues that limited the inspection.
• Representative areas only. Many inspections note that only representative areas were tested. This means the inspector sampled portions of each wall, not every square inch. If the report says “representative areas only,” it does not guarantee that uninspected sections are free of defects.
• Standard of care. The professional standard the inspector followed, which sets the baseline for what the inspection was designed to find.

Understanding the scope is critical because it defines the confidence level of findings. If the inspector could not access the north elevation above the second floor, any conclusions about that area are assumptions, not observations.

Report Disclaimers and Limitations

Directly tied to the scope, the disclaimers section outlines what the report is and is not. Common disclaimers include:

• Conditions at time of inspection. The report reflects the building’s condition on a specific date. Conditions may have changed since then.
• No guarantee of hidden defects. The inspector found what was visible or detectable with the tools used. Concealed damage (behind the EIFS lamina, inside the wall cavity) may exist without showing surface symptoms.
• Assumptions. Inspectors sometimes assume that concealed framing, sheathing, or weather barriers match what is typical for the building’s age and construction type. If those assumptions are wrong, findings may change.

These disclaimers are not legal boilerplate to ignore. They directly affect how much weight to give specific findings, especially in older EIFS systems common across Hamilton County and Marion County properties.

Findings and Observations

This is the core of the report. Each finding typically includes:

1. A description of the defect (what was observed)
2. The location (elevation reference, floor level, or grid coordinate)
3. Photo evidence (referenced by number or callout)
4. Probable cause (the inspector’s assessment of why the defect exists)
5. A severity or condition rating
6. Repair recommendations

The findings section is where property owners need to slow down and read carefully. Not every finding carries the same weight. A hairline cosmetic crack in the finish coat is not the same as confirmed moisture intrusion behind a window head. The next several sections of this guide explain how to interpret each piece of a finding.

How to Interpret Severity Ratings and Priority Levels

Most inspection reports assign some form of severity rating or condition rating to each finding. The exact terminology varies, but the concept is consistent: not everything needs to be fixed tomorrow, and some things absolutely cannot wait.

Common Rating Systems

Some reports use a three-tier system (urgent, moderate, maintenance) instead of five. Others skip numeric ratings entirely and describe priority in the recommendation text. Regardless of format, the goal is the same: separate what to fix first from what can be scheduled later.

Repair Triage: Fix Now vs. Monitor

The most important skill when reading an EIFS report is understanding the difference between urgent repairs and deferred maintenance.

Fix now items typically involve:

• Confirmed water entry behind the EIFS lamina
• Missing or failed flashing at roof-to-wall transitions
• Open joints at windows, doors, or penetrations with no sealant
• Soft or spongy substrate (indicating prolonged moisture exposure)
• Structural concerns at parapets, cantilevered elements, or soffits

Monitor and re-inspect items typically involve:

• Hairline cracks with no moisture readings above baseline
• Aging sealant that is still functional but nearing end of service life
• Minor surface discoloration or biological growth
• Cosmetic finish wear without underlying damage

The distinction matters for budgeting. Urgent repairs protect the building envelope from ongoing damage. Deferred items have a re-inspection interval, usually 6 to 24 months, to track whether they worsen. Ignoring the “fix now” category is where small problems become large, expensive ones, especially during Indiana’s freeze-thaw cycles. Indiana Wall Systems sees this pattern frequently in properties that delayed action after receiving a report.

How to Read Moisture Readings in an EIFS Report

Moisture data is often the most technical part of an EIFS inspection report, and the part most commonly misunderstood. Understanding what moisture readings mean in EIFS is essential for interpreting findings accurately.

What the Numbers Represent

EIFS moisture readings are typically taken with a non-invasive moisture meter pressed against the exterior finish. The readings appear as a percentage or a relative scale value. Most reports include:

• Baseline moisture readings. These are taken from areas of the building known (or assumed) to be dry and undamaged. They establish the “normal” range for that specific building on that specific day.
• Elevated readings. Any measurement significantly above the baseline, usually noted as a percentage or ratio above normal.
• Reading locations. Marked on a site plan, elevation drawing, or referenced by grid coordinates in the photo log.

Moisture Reading Thresholds

There is no single universal number that means “wet” for all EIFS buildings. Threshold interpretation depends on:

A report that states “reading of 22% at window sill, north elevation” means nothing without context. If baseline readings on the same elevation were 8 to 12%, a jump to 22% is significant. If baseline readings were 18 to 20% due to recent rain, 22% may be within normal variation.

Normal vs. Elevated Moisture Readings

As a general reference:

• Normal range: Readings within 1 to 3 percentage points (or one step on a relative scale) of baseline
• Elevated range: Readings 5 or more points above baseline, especially if they are consistent across multiple test points in the same area
• Significantly elevated: Readings double or more of baseline, particularly when found at known high-risk details (window heads, kickout locations, penetrations)

Localized vs. Widespread Moisture

The pattern of elevated readings tells a story:

• Localized moisture (one window, one penetration, one corner) usually points to a specific failure, such as a missing sealant bead, a failed kickout flashing, or a single improperly sealed penetration. The repair scope is often limited and targeted.
• Widespread moisture (multiple areas across one or more elevations) suggests a systemic issue. This could be a missing or failed drainage plane, deteriorated weather barrier, or a pattern of installation defects. The repair scope is broader and often more expensive.

Understanding whether moisture findings are localized or widespread directly affects the repair strategy. For properties in the Indianapolis metro area, widespread moisture findings often correlate with older barrier EIFS systems installed before water-managed designs became standard.

False Positive Moisture Readings and When Moisture Readings Are Misleading

Not every elevated reading means water has entered the wall. Common causes of false positive moisture readings include:

• Recent rainfall or irrigation overspray. Surface moisture can be mistaken for subsurface intrusion, especially with capacitance-type meters.
• Condensation on cool mornings. Temperature differentials between the interior and exterior can cause temporary surface moisture.
• Metallic components behind the finish. Electrical conduit, metal framing, or reinforcement can cause false highs on some meter types.
• Dense or thick finish coats. Some textured finishes hold surface moisture longer, skewing readings.

A good inspection report addresses these possibilities in the findings narrative. If the report does not explain elevated readings in context, it is worth asking the inspector for clarification. The section on follow-up questions later in this guide covers exactly how to request that clarification.

How to Read Photo Evidence in an EIFS Report

Photos are not decoration. In a well-prepared EIFS inspection report, the photo log or photo index serves as the visual proof for every written finding. Knowing how to read photo evidence correctly can be the difference between understanding a problem and overlooking one.

What to Look for in Annotated Photos

Professional reports typically include annotated photos with:

• Photo callouts. Arrows, circles, or labels that direct your attention to the specific defect. Without callouts, you might look at a photo of a wall and see nothing wrong. The annotation shows exactly where the crack, gap, discoloration, or probe point is located.
• Location reference. Each photo should be tied to an elevation reference (north elevation, south elevation, etc.) and a specific position (second floor, above garage door, left of window #7). This allows you to stand outside your building and find the exact spot.
• Scale reference. Some reports include a ruler, credit card, or other object in the photo to show size. A crack that looks alarming in a close-up photo may be a cosmetic hairline when you see the scale.

Reading the Photo Log

Most reports include a photo index that links each photo number to a specific finding. When reviewing:

1. Start with the finding description
2. Look up the referenced photos
3. Compare what the text says to what the photo shows
4. Check whether the photo supports the stated severity rating

If a finding is rated “significant” but the photo shows a hairline crack with no staining, moisture trail, or delamination, that disconnect is worth questioning. Conversely, if the photo shows heavy staining, biological growth, and visible delamination but the finding is rated “moderate,” the rating may be understated.

Elevation References and Plan View References

Reports reference locations using elevation references (north, south, east, west faces of the building) and sometimes a plan view reference (an overhead diagram showing the building footprint). These references are essential for:

• Locating findings on the actual building
• Communicating with contractors about repair locations
• Comparing findings across elevations to identify patterns (for example, all moisture issues on the north and west elevations could indicate wind-driven rain exposure)

Property owners should walk the building with the report in hand, matching each finding to its physical location. This step alone often clarifies what seemed confusing on paper.

Decoding Report Terminology: Confirmed vs. Suspected

One of the most misunderstood distinctions in an EIFS inspection report is the difference between confirmed vs. suspected findings. These two words change everything about how to respond.

Confirmed Findings

A confirmed finding means the inspector has direct evidence of the defect. This could come from:

• Visual observation of damage (open cracks, delaminated finish, exposed mesh)
• Elevated moisture readings supported by multiple data points
• Invasive probing (if the inspection included probe testing)
• Thermal imaging anomalies confirmed by physical testing

Confirmed findings are ready for repair planning. The location, cause, and extent are established well enough to write a repair scope.

Suspected Findings

A suspected finding means the inspector has reason to believe a problem exists but does not have enough evidence to confirm it. Common language includes:

• “Suspected leak path at roof-to-wall transition”
• “Probable source of water entry at window head flashing”
• “Likely moisture intrusion based on staining pattern; further investigation recommended”

Suspected findings are not hypothetical. They are professional observations that need one more step to verify. That step is usually invasive follow-up: removing a small section of the EIFS lamina to examine the substrate, weather barrier, and drainage plane beneath.

Inconclusive Findings and “Further Investigation Recommended”

Some findings fall into a gray area. The report may state:

• “Unable to verify extent of moisture damage without invasive testing”
• “Inconclusive findings at east elevation parapet; recommend further investigation”
• “Conditions suggest possible intrusion, but readings were within normal range on the day of inspection”

These entries are not the inspector hedging. They are honest acknowledgments that non-invasive testing has limits. The correct response is to schedule the recommended follow-up, not to assume the area is fine.

For owners of older EIFS properties across Central Indiana, suspected and inconclusive findings at high-risk EIFS details (window-to-wall transitions, kickout locations, parapet copings) should be treated as action items, not footnotes.

How to Respond to Each Finding Type

Mapping Findings by Location and Risk

A report with 10 or 15 findings can feel overwhelming until the findings are organized. Mapping findings by elevation and grouping them by risk level turns a list into a plan.

Why Location Matters

EIFS defects rarely appear randomly. They cluster around specific building details, and those clusters tell a story:

• Window and door perimeters. The most common location for moisture intrusion findings, especially at head flashings and sill joints.
• Roof-to-wall transitions. Where the roof meets the EIFS wall is a high-risk zone for water entry if kickout flashings are missing or improperly installed. Indiana Wall Systems’ guide on kickout flashing for EIFS explains why this detail fails so often.
• Penetrations. Electrical outlets, hose bibs, light fixtures, dryer vents, and HVAC lines all create openings in the EIFS. Each penetration is a potential entry point if not sealed correctly.
• Parapet walls and copings. Top-of-wall details are exposed to weather from multiple directions. Failing coping seals or inadequate cap flashing can drive water into the wall from above.
• Grade-level termination. Where the EIFS meets the foundation or ground level, splash-back, soil contact, and irrigation overspray create chronic moisture exposure.

Typical High-Risk EIFS Zones

Repeat Findings Across Elevations

If the same type of defect appears on multiple elevations (for example, sealant failure at every window on the north and east walls), the report is signaling a pattern rather than isolated incidents. Patterns usually mean:

• The original installation had a repeated detail error
• A specific sealant product has reached end of life building-wide
• Environmental exposure (prevailing wind direction, sun/shade patterns) is accelerating deterioration on certain elevations

Pattern findings change the repair approach from “fix individual spots” to “address the system.” That distinction has a major impact on scope, cost, and long-term performance.

What to Ask the Inspector After Receiving the Report

The report is a document, not a conversation. But the conversation that follows the report is just as important. Property owners should always request clarification in writing for anything that is unclear.

Follow-Up Questions to Clarify Each Finding

For each finding rated significant or above, consider asking:

1. “What is the confidence level of this finding?” Was it confirmed visually, by moisture data, or by physical probing? A finding based on three types of evidence is more reliable than one based on a single elevated reading.
2. “What is the likely source of water entry?” If the report says “moisture detected at window, north elevation,” ask whether the probable cause is a flashing failure, sealant failure, or something else. The answer affects the repair approach.
3. “How urgent is this, and what happens if I wait?” Some findings can safely wait 6 months. Others may cause thousands of dollars in additional damage over one Indiana winter if not addressed. Understanding the stakes makes budgeting easier.
4. “Is invasive follow-up needed before repairs begin?” For suspected findings, this question determines whether the repair contractor needs to open the wall for investigation before pricing the work. Skipping this step can lead to change orders during the repair.
5. “What documentation should I request for verification?” If the finding involves concealed conditions, ask what evidence (photos, additional readings, substrate samples) the inspector recommends collecting during the repair.
6. “Are there areas you could not access that concern you?” Access limitations noted in the scope section sometimes hide the most important unknowns. If the inspector is professionally worried about an inaccessible area, that concern belongs in the conversation.

Requesting a Written Summary

After the follow-up conversation, ask the inspector to provide a brief written summary of the clarifications. This document becomes part of the record and is useful when:

• Requesting contractor bids
• Filing insurance claims
• Preparing seller disclosure considerations for a real estate transaction
• Planning reserve budgets for commercial properties

Turning a Report into a Contractor Bid Package

A report full of findings is not the same as a document a contractor can bid. Converting the report into a bid-ready scope of work is the step that separates a productive repair process from one full of misunderstandings, mismatched bids, and change order risk.

Building a Scope of Work Document

A scope of work document should include:

1. A list of each repair item taken directly from the report’s findings, with location references and photo numbers attached
2. The priority level assigned to each item (this guides the contractor on sequencing)
3. Any invasive investigation required before pricing certain items
4. Specific materials and methods the report recommends (if stated)
5. Access requirements (scaffolding, lifts, tenant notification for commercial buildings)
6. Exclusions noted in the report that fall outside the repair scope (for example, interior finish work, landscaping restoration)

The scope document is what allows contractors to provide apples-to-apples repair bids. Without it, one contractor might bid on three items while another bids on seven, making cost comparison meaningless.

Bid Comparison and Bid Leveling

Once bids come back, a side-by-side comparison reveals differences in scope, method, and pricing. This process is sometimes called bid leveling. Key things to compare:

Scope Gaps in Contractor Bids

Scope gaps are the items in the inspection report that a contractor’s bid does not address. These gaps create surprise costs later. Common examples:

• The report calls for invasive investigation at three windows. The bid only prices repair, not investigation. If the investigation reveals worse damage than expected, a change order follows.
• The report recommends replacing kickout flashings. The bid addresses sealant but not flashings. The underlying cause goes unrepaired.
• The report notes grade-level termination issues. The bid does not include re-grading or redirecting irrigation. The moisture source remains.

Comparing every bid against the original scope document catches these gaps before work begins.

For building owners across the Zionsville and Westfield, IN areas, Indiana Wall Systems routinely helps owners translate inspection findings into complete scope documents and review contractor bids for alignment with report recommendations.

Phased Repair Plans and Repair Sequencing

Not every finding needs to be fixed at once. A phased repair plan spreads the work and cost across a timeline based on the report’s priority ratings.

How Phased Plans Work

A phased approach typically looks like this:

Phase 1 (Immediate, 0 to 60 days): All critical and urgent findings. These protect the building from active water entry and structural damage.

Phase 2 (Near-term, 3 to 6 months): Significant findings that are not immediately threatening but will worsen without attention. Sealant replacement, flashing corrections, and drainage-plane repairs often fall here.

Phase 3 (Planned, 6 to 18 months): Moderate findings and deferred maintenance items. Finish recoating, cosmetic crack repair, and preventive re-sealing fit this timeline.

Phase 4 (Ongoing): Annual or biannual maintenance items identified in the report. Cleaning, inspection touch-ups, and re-caulking on a regular schedule.

Why Repair Sequencing Matters

The order of repairs matters as much as the repairs themselves. For example:

• Replacing sealant at windows before addressing a missing kickout flashing means the new sealant protects the windows, but bulk water from the roof continues to enter the wall above. The correct sequence fixes the flashing first, then seals the windows.
• Recoating the finish on a wall before repairing the drainage plane beneath it traps moisture inside the assembly. The correct sequence repairs the drainage plane first, then finishes the exterior.

A qualified EIFS contractor will review the report and recommend a repair sequencing plan that addresses root causes before cosmetic issues. This prevents wasted work and double-spending.

Documentation for Resale, Disclosure, and Capital Planning

An EIFS inspection report is not just a repair guide. It is a property record with implications for resale, insurance, and long-term budgeting.

Seller Disclosure Considerations

In Indiana, sellers are generally required to disclose known material defects. An EIFS inspection report that identifies moisture intrusion, structural concerns, or system-wide defects creates a disclosure obligation. Keeping the report on file, along with documentation of completed repairs, protects the seller by showing that issues were identified and addressed. Indiana Wall Systems has a detailed guide on how to prep and sell your EIFS stucco home that covers this process.

Inspection Documentation for Buyers

For buyers, requesting an EIFS inspection report before closing is a protective step, especially for properties with older standard EIFS. The report provides:

• A snapshot of the building envelope’s condition on a specific date
• A basis for negotiating repair credits or price adjustments
• A list of items that should be monitored going forward
• Evidence of the system type installed (barrier vs. water-managed)

Buyers purchasing properties in neighborhoods like the Village of West Clay in Carmel, IN, or high-end subdivisions in Noblesville, IN and Zionsville, frequently request EIFS-specific inspections because the financial stakes of undetected moisture damage are significant.

How Long an EIFS Report Is Valid (Report Validity Period)

An EIFS inspection report is a snapshot, not a permanent certificate. Its usefulness depends on several factors:

• General guideline: Most reports remain relevant for 12 to 18 months under normal conditions.
• After a major weather event (hail, tornado, heavy wind-driven rain), the report should be considered outdated until a post-storm assessment is completed.
• After repairs are completed, a post-repair verification inspection (sometimes called a repair sign-off inspection) confirms the work was done correctly and re-establishes a clean baseline.
• For real estate transactions, lenders and buyers often want a report no older than 6 to 12 months.

When to Update the Report

Situations that warrant updating or re-inspecting include:

• Completion of Phase 1 or Phase 2 repairs (to verify work quality and update the baseline)
• Change of ownership or pending sale
• Insurance claim or dispute
• New visible symptoms (cracks, staining, soft spots) that were not present at the time of the original inspection
• Passage of the re-inspection interval noted in the report

Capital Planning and Reserve Planning for Building Envelope Repairs

For commercial properties and HOA-managed communities, the EIFS inspection report feeds directly into capital planning and reserve planning for building envelope repairs. Property managers can use the report’s phased repair estimates to:

• Project annual repair budgets for 3 to 5 years
• Justify reserve fund assessments to ownership groups
• Prioritize buildings or elevations within a multi-structure campus
• Schedule work during low-occupancy periods to minimize disruption

Property managers across Central Indiana rely on thorough EIFS reports to make informed budget decisions rather than reacting to emergencies.

Cosmetic Issues vs. Performance Issues

Not every blemish on an EIFS wall is a performance failure, and not every performance failure is visible from the outside. The report should clearly distinguish between cosmetic vs. performance issues, but owners need to understand the difference in case the report does not make it explicit.

Cosmetic Cracks vs. Water Entry

Cosmetic cracks are hairline fractures in the finish coat that do not extend through the basecoat or reinforcing mesh. They are common, especially in areas with temperature swings like Central Indiana. Characteristics include:

• Width less than 1/16 inch
• No moisture readings above baseline at the crack location
• No staining, efflorescence, or biological growth associated with the crack
• Located in field areas (not at joints, transitions, or penetrations)

Performance cracks (those that allow or indicate water entry) are different:

• Wider than 1/16 inch or growing over time
• Associated with elevated moisture readings
• Located at transitions, joints, or stress points
• Accompanied by staining, soft spots, or visible damage to the basecoat

The report may classify cracks as cosmetic or structural. If it does not, use the characteristics above to ask the inspector which category each crack falls into. Cosmetic cracks are maintenance items. Performance cracks are repair items.

Maintenance Items vs. Repair Items

The distinction between deferred maintenance and a new defect matters for warranty and liability conversations. If a manufacturer’s warranty requires annual maintenance and the owner skipped it for five years, a warranty claim for related damage may be denied.

Top EIFS Report Red Flags

Certain findings in an EIFS inspection report should immediately raise the owner’s attention. These are the items that most often lead to significant damage if ignored.

10 Common EIFS Report Red Flags

1. Elevated moisture at multiple windows on the same elevation. This pattern suggests a systemic flashing or sealant issue, not isolated failures.
2. “Soft to the touch” notations in the findings. Soft substrate means prolonged moisture exposure and likely damage to sheathing, framing, or both.
3. Missing kickout flashings noted at roof-to-wall intersections. Without kickout flashings, every rain event sends concentrated water behind the EIFS. This is an urgent repair.
4. “Further investigation recommended” at more than two locations. Multiple inconclusive findings suggest the non-invasive inspection found enough warning signs to warrant opening the wall in several places.
5. Sealant failure at the majority of joints. Building-wide sealant failure means the primary defense against water entry at joints is gone. This often moves repair from a maintenance category to a system-wide re-seal project.
6. Biological growth (mold, algae) on the finish coat in concentrated areas. While surface biological growth is cosmetic, concentrated growth in specific areas often indicates chronic moisture behind the finish, not just surface conditions.
7. Delamination of the finish coat from the basecoat. Delamination allows water to enter the system laterally, bypassing the EIFS’s designed water management path.
8. No drainage plane noted in the system description. If the report identifies the system as a barrier EIFS (no drainage plane), the property is inherently more vulnerable to moisture damage from any defect. Barrier systems leave zero margin for error.
9. Repeat findings matching a previous inspection report. If the same defects appeared in a report from two or three years ago and were not repaired, the damage has likely worsened. The current report’s severity ratings may understate the actual deterioration.
10. Grade-level contact between EIFS and soil or concrete. EIFS should terminate above grade with a visible gap. Soil contact creates a permanent moisture wick that no amount of surface repair can fix.

For a deeper look at warning signs, Indiana Wall Systems published a guide covering 10 EIFS red flags contractors should warn you about that complements the inspection report context covered here.

Warranty and Liability Considerations

The inspection report may reference warranties, either the manufacturer’s product warranty or the installing contractor’s workmanship warranty. Understanding how these relate to the findings is important for determining who pays for repairs.

Manufacturer Warranty Implications

EIFS manufacturers typically warrant their products against defects in materials for a stated period (often 5 to 10 years). However, most manufacturer warranties include conditions:

• The system must have been installed by an approved applicator
• Required maintenance must have been performed on schedule
• The system must not have been altered, repaired, or coated with unapproved products
• A claim must be filed within the warranty period

If the inspection report identifies defects that fall within the manufacturer’s warranty scope and the warranty is still active, the property owner should file a claim with supporting documentation from the report.

Contractor Warranty Alignment

The installing contractor’s workmanship warranty covers labor and installation quality, not materials. Indiana Wall Systems, for example, backs its work with a 10-year workmanship warranty that covers the installation process, application quality, and detail execution.

When reviewing the inspection report, check:

• Is the original contractor’s warranty still active?
• Does the report identify defects related to installation quality (improper mesh embedding, insufficient basecoat thickness, missed backwrapping)?
• Does the defect fall under material failure or workmanship failure? The answer determines which warranty applies.

Documentation to Keep

For warranty claims, insurance disputes, or future resale, keep the following on file:

• The complete inspection report with all photos and appendices
• Written clarifications from the inspector
• The scope of work document used for contractor bids
• All contractor bids and the selected bid with signed contract
• Pre-repair and post-repair photos
• The post-repair verification report (if performed)
• Maintenance records going forward

Owner Action Plan Checklist

After reading and interpreting the report, use this checklist to organize next steps:

Within the First Week:

• [ ] Read the full report, not just the executive summary
• [ ] Identify all findings rated urgent or significant
• [ ] Note any “further investigation recommended” items
• [ ] List questions for the inspector and request written clarification
• [ ] Walk the building with the report to visually locate each finding

Within 30 Days:

• [ ] Schedule invasive follow-up for suspected or inconclusive findings
• [ ] Build the scope of work document from confirmed findings
• [ ] Request 2 to 3 contractor bids using the scope document
• [ ] Compare bids for scope alignment, not just price
• [ ] Establish a phased repair plan with timeline and budget

Within 60 to 90 Days:

• [ ] Begin Phase 1 (urgent) repairs
• [ ] Document all work with photos and material records
• [ ] Notify insurance carrier if applicable
• [ ] Update disclosure records for any upcoming sale

Ongoing:

• [ ] Schedule re-inspection at the interval recommended in the report
• [ ] Maintain annual or biannual maintenance items
• [ ] Keep all documentation in one accessible file
• [ ] Update the capital plan or reserve budget based on completed phases

Special Considerations for Property Managers

Property managers overseeing commercial buildings, multi-family complexes, or HOA communities have additional responsibilities when interpreting EIFS inspection reports.

Property Manager Action Plan

• Distribute findings by building. For multi-structure properties, map each finding to a specific building and elevation. This allows building-specific repair budgets.
• Report to ownership. Translate the inspection report into a summary with financial implications: estimated repair costs by phase, timeline, and impact of deferral.
• Coordinate tenant notification. Repairs involving scaffolding, noise, or access restrictions require advance notice to tenants or occupants.
• Plan for business continuity. Commercial tenants may need accommodations during repair work. Planning ahead reduces disruption.
• Track warranty deadlines. If manufacturer or contractor warranties are approaching expiration, the inspection report can trigger claims before those windows close.

For property managers across Hamilton County, Marion County, and surrounding areas, Indiana Wall Systems works directly with management teams to interpret reports, build repair scopes, and execute phased repair plans without disrupting building operations.

Frequently Asked Questions

How do I know which EIFS inspection findings to fix first?

Start with findings rated urgent or critical, especially those involving confirmed moisture intrusion, missing flashings, or open joints at windows and penetrations. These items allow water to enter the wall system and cause progressive damage to sheathing, framing, and insulation. Deferred items with “monitor” recommendations can wait for the next scheduled re-inspection.

What do moisture readings mean in an EIFS inspection report?

Moisture readings measure the relative moisture content beneath the EIFS finish. Readings are compared against a baseline taken from dry, undamaged areas of the same building. Elevated readings (significantly above baseline) indicate possible water intrusion, but context matters. Recent rain, irrigation, and substrate type all influence readings. The inspector’s narrative should explain what each reading means.

How long is an EIFS inspection report valid?

Most EIFS inspection reports remain useful for 12 to 18 months under normal conditions. After major weather events, completed repairs, or a change in ownership, an updated inspection or post-repair verification is recommended. For real estate transactions, most lenders and buyers prefer reports less than 12 months old.

What does “further investigation recommended” mean in my EIFS report?

This phrase means the non-invasive inspection found enough evidence to raise concern, but not enough to confirm the defect without additional testing. The recommended next step is usually invasive follow-up, which involves removing a small section of the EIFS finish to examine the substrate and drainage plane. Treating this as optional risks missing hidden damage.

How do I turn my EIFS inspection report into a contractor bid?

Build a scope of work document that lists each repair item from the report with its location, priority level, and any special requirements (invasive investigation, specific materials, access needs). Provide this document to multiple contractors so bids are based on the same scope. Compare bids for completeness, exclusions, and change order triggers, not just the bottom-line price.

Should I get a separate EIFS inspection or rely on a general home inspection?

A general home inspection typically does not include detailed EIFS-specific testing such as moisture mapping, elevation-by-elevation analysis, or system-type identification. For properties with EIFS cladding, a separate inspection by an EIFS-certified inspector provides the depth of information needed to make repair and maintenance decisions. This is especially important for older EIFS systems common across Central Indiana.

What is the difference between a cosmetic crack and a performance crack in EIFS?

Cosmetic cracks are hairline fractures in the finish coat that do not penetrate the basecoat or mesh and show no associated moisture readings. Performance cracks are wider, located at transitions or stress points, and associated with moisture, staining, or substrate softness. The report should classify each crack, but if it does not, ask the inspector whether each crack is cosmetic or performance-related.