How do you detect moisture problems behind EIFS on an Ottawa home?

Detecting moisture problems behind EIFS is critical because the damage is often invisible from the outside until it becomes severe. Ottawa's freeze-thaw climate accelerates moisture damage faster than warmer regions, so early detection can save you from $10,000–$50,000+ in structural repairs. Here are the methods used by professionals and the warning signs you can watch for yourself.

Professional Detection Methods

Infrared thermography is the most common non-invasive tool. A thermal camera reveals temperature differences in the wall — wet areas behind EIFS show up as cooler spots because moisture conducts heat differently than dry insulation. Best results in Ottawa come from scanning on cool mornings (spring or fall) when there's a significant temperature differential between inside and outside. A professional EIFS moisture inspection using thermal imaging costs $400–$800 for a typical Ottawa home.

Electronic moisture meters (capacitance-based) can detect elevated moisture levels in the wall assembly without penetrating the EIFS surface. The inspector moves a surface scanner across the wall, and readings above baseline indicate trapped moisture. This method works well on flat surfaces but can give false readings at fastener locations or near metal flashing.

Invasive probe testing is the most definitive method. Small holes (about 3/16" diameter) are drilled through the EIFS finish and insulation at strategic locations — below windows, at roof-wall intersections, near penetrations, and at the base of walls. A pin-type moisture meter is inserted to directly measure moisture content in the sheathing. In Ottawa, any reading above 19% moisture content is concerning, and above 28% indicates active water intrusion requiring immediate attention. The probe holes are easily patched afterward with colour-matched sealant.

Warning Signs You Can Spot Yourself

Walk around your Ottawa home every spring (after the freeze-thaw season) and look for:

• Staining or discolouration: Dark streaks or green/black patches on the EIFS surface, especially below windows or at wall-roof junctions
• Bubbling or blistering: The finish coat separating from the base coat, creating visible bumps
• Soft spots: Press firmly on the EIFS surface — it should feel solid. Spongy areas indicate the insulation may be waterlogged or the sheathing behind has rotted
• Cracking: Especially diagonal cracks at window and door corners, which indicate movement from moisture-damaged framing
• Failed sealant: Any gaps, cracks, or peeling in the caulking around windows, doors, vents, or light fixtures
• Musty odour indoors: Particularly near exterior walls, which may indicate mould growth from moisture intrusion
• Interior paint peeling or drywall damage: On walls that share the EIFS exterior

When to inspect: If your Ottawa home has EIFS installed before 2000 (likely a non-draining "barrier" system), get a professional inspection immediately if you haven't already. For newer drainable systems, a professional inspection every 5–7 years is recommended, with annual self-inspections each spring.

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