Thermal image showing cooler anomaly near a window—pattern consistent with possible EIFS moisture intrusion that should be confirmed with moisture testing.
Wider infrared scan of EIFS façade highlighting multiple cooler anomalies—potential indicators of trapped moisture behind the exterior finish.
EIFS moisture intrusion is one of the most commonly missed issues on homes with synthetic stucco. During a recent inspection in South Jersey, I used an infrared (thermal) camera to scan the front exterior and identified temperature patterns consistent with possible trapped moisture behind the EIFS finish. While thermal imaging does not “see water,” it’s a powerful, non-invasive screening tool that can help locate suspect areas so they can be confirmed with additional testing.
EIFS stands for Exterior Insulation and Finish System—often called synthetic stucco. It’s a layered exterior wall system that typically includes:
A foam insulation board
A base coat with embedded reinforcing mesh
A textured finish coat designed to look like stucco
EIFS can perform well when installed with proper flashing, sealing, and drainage details. The problem is that if water enters around windows, doors, penetrations, or transitions, it can become trapped behind the finish and remain hidden for long periods.
When moisture gets behind EIFS and doesn’t dry properly, it can contribute to:
Deterioration of wood sheathing or framing
Mold-like microbial growth in wall cavities
Damage around window and door openings
Expensive repairs that grow over time if not addressed
That’s why identifying EIFS moisture intrusion early—before staining or interior damage appears—can save homebuyers and homeowners from major surprises.
Thermal imaging works by detecting surface temperature differences. Materials that are wet often cool and heat differently than dry materials. In exterior scans, trapped moisture may show up as cooler anomalies compared to surrounding areas—especially around openings and transitions.
In this inspection, the thermal images showed distinct temperature patterns around window areas that were consistent with a condition that may indicate trapped moisture behind the EIFS.
Important note: Thermal imaging is a screening method. Any suspected EIFS moisture intrusion should be confirmed using additional methods such as a moisture meter and, when appropriate, an EIFS evaluation that may include probing/testing by a qualified EIFS professional.
If a home has EIFS (synthetic stucco), pay extra attention to these common risk areas:
Window and door perimeters (improper flashing or sealant failure)
Cracks in the finish coat
Missing or deteriorated caulking at trim and transitions
Improper kick-out flashing at roof-to-wall intersections
Penetrations (pipes, fixtures, fasteners) without proper sealing
Staining or discoloration on the exterior finish
Thermal anomalies that warrant moisture confirmation
If EIFS moisture intrusion is suspected based on thermal imaging or visible conditions:
Confirm with moisture testing (moisture meter and/or targeted evaluation)
Have a qualified EIFS contractor or specialist evaluate the system
Correct the water entry points (flashing/seal details matter)
Document repairs for future resale and peace of mind
At AmeriSpec Home Inspection Services, I use modern tools—like infrared thermal imaging—to help identify conditions that could be consistent with hidden moisture issues. If you’re buying a home or have concerns about EIFS moisture intrusion, I can help you understand what’s going on and what the next steps should be.
https://www.eima.com/ (EIFS Industry Members Association – general EIFS info)
https://basc.pnnl.gov/ (Building America Solution Center – water management/flashing guidance)
https://www.buildingscience.com/ (Building Science Corporation – moisture building enclosure education)
https://www.energy.gov/energysaver/weatherize/air-sealing-your-home (DOE – air/water sealing concepts)
https://www.fema.gov/fact-sheet/mold-and-mildew-cleanup (FEMA – moisture and mold considerations)
