Details, Details, Details: Caulking - Part 1

In my last blog entry I talked about how critical kickout flashings are for an EIF or Stucco system.  Today I want to discuss another critical detail for an EIF or Stucco system: Caulking.

Caulking, also referred to as sealants, is essential for an EIF or Stucco system to function properly.  EIFS & Stucco are designed to keep moisture on the outside of the system.  If walls were designed without any windows, doors or other penetrations, moisture would not enter the cladding systems.  Not too many people want to live in a box without any openings, so windows & doors are installed allowing numerous potential entry points for moisture to get behind the EIFS or Stucco.  Other breeches are installed through the cladding systems, i.e. pipes, wires, outlets, etc.., which also can create an avenue for moisture to get into the wall cavity.

In order for moisture to stay on the outside of the EIFS or Stucco, proper sealants must be installed around all windows, doors and other penetrations.  Again, every EIFS & Stucco manufacture require that these areas should be properly sealed but most of the time this critical detail gets overlooked.  Similar to the reason why kickout flashings are typically missing, several trades come into play when a window, door or other breach in the system is installed.  It can become unclear who is directly responsible for a particular detail which sometimes leads to the detail being done incorrectly or not done at all.

Another reason that sealants are missing on an EIF or Stucco system, especially here in Denver and along the front range, is the claim that since we live in a “dry” or “simi-arid” climate, sealants are not necessary.  Yes, it is true Denver does not receive the same amount of moisture that states in the East receive, but we still get snow/rain and when we do it typically comes down in buckets.  If a window is not properly sealed, moisture can entry the wall cavity, accumulate over time, and cause significant damage.  It doesn’t matter if the window is installed in the dry air in Denver or the hot, humid air in Florida.