Details, Details, Details: Kickout Flashings

In the last couple of entries I gave a brief history about EIFS (Exterior Insulation Finishing System) which talked about some of the misconceptions and problems that are associated with this cladding system.  Typically, when and EIFS system fails it is due to it being installed improperly.  Over the next several entry’s I am going to discuss some critical missing details in an EIF system that can lead to system failures & costly repairs.

One of the most common areas for water to enter behind an EIF system is where a gutter terminates at a vertical wall (roof/wall intersection).  These areas require what is called a kickout flashing to prevent water from entering the wall cavity.  Missing kickout flashings account approximately 30% of sheathing damage (typically OSB board) and nearly 73% of framing damage on EIFS homes.  These areas can allow large volumes of water to enter the wall cavities so it is critical that they are modified.

If kickouts are not installed at these locations, a qualified EIFS Inspector can test the areas directly below the gutter to determine if water has entered the wall cavity and caused damage to the substrate.  If this is the case, the EIFS needs to be removed to expose the damaged substrate so that it can be removed & replaced.  After the substrate has been replaced, the EIFS system needs to be reinstalled.

Once all the repairs have been completed, a kickout flashing needs to be installed to prevent any further moisture entering the wall cavity.  Even locations that are missing kickouts but are not leaking should have kickouts installed since these areas can fail over time.

You may be asking yourself, “why were the kickouts not installed when the home was built?”  It is important to remember that when a home is built, it is typically built by a number of different sub contractors all managed by a home builder.  At a roof/wall intersection you have several trades meeting in one spot.  You have the framer who framed the wall/roof.  You have the roofer that installed flashing, the roof itself and typically all the gutter/downspouts.  You have the EIFS installer that installed the EIFS.  With all these separate trades/subcontractors coming together in one area, it can become unclear who is exactly responsible for what.  Ultimately. the builder is responsible for the home to be built right.  The EIFS contractor is responsible for installing the EIFS per the manufactures specifications.  Every EIFS manufacture requires that kickout flashings to be installed at roof/wall intersections.  The EIFS contractor has to understand the product they are installing to ensure it is being installed properly.