What is the average budget for EIFS remediation on a condo building in Ottawa?

EIFS remediation on an Ottawa condo building is one of the more expensive exterior envelope projects you'll encounter, and costs vary dramatically based on building size and the extent of damage. For a typical mid-rise condo (4–6 storeys, 30–60 units), full EIFS remediation generally runs between $300,000 and $800,000, or roughly $25 to $55 per square foot of EIFS wall area. Some larger or severely damaged buildings have seen remediation costs exceed $1 million.

What EIFS remediation actually involves

Remediation isn't just patching problem spots — it's a systematic process of removing the failed EIFS, assessing and repairing the underlying structure, and installing a new compliant system. Here's how the budget typically breaks down:

• Investigation and engineering report: $15,000–$40,000. A building envelope consultant performs invasive testing (cutting openings to inspect sheathing), moisture readings, and thermographic scanning. This report drives the entire remediation plan.- Scaffolding and access: $40,000–$120,000 depending on building height and site access. This is often 15–20% of the total budget.- EIFS removal and disposal: $8–$15/sq ft. The old system comes off completely, exposing the sheathing and framing.- Structural repairs: $20,000–$150,000+. This is the wild card — water damage behind failed EIFS can rot sheathing, studs, and even structural members. Ottawa's freeze-thaw cycles accelerate this damage significantly.- New cladding system installation: $12–$22/sq ft. Most remediations replace the old barrier EIFS with a modern drainable EIFS system that includes a drainage plane behind the insulation board.- Window and balcony integration: $30,000–$80,000. Every penetration point gets redesigned flashing and sealant details.

For Ottawa condos specifically, the Ontario Building Code and the Condominium Act have implications. The condo board must commission a reserve fund study that accounts for the remediation, and special assessments to unit owners typically range from $5,000 to $20,000 per unit depending on unit count and reserve fund health.

Most Ottawa condo EIFS failures trace back to barrier-type systems installed in the 1980s and 1990s that lacked proper drainage. If your building has the original EIFS from that era and hasn't been remediated, get an envelope assessment done sooner rather than later — the damage only gets worse and more expensive with each freeze-thaw season.

Engage a building envelope engineer (not just a contractor) to lead the investigation phase. The engineer should be independent of the remediation contractor to avoid conflicts of interest.

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