Caulking has always been an ignored item on most buildings. It is often improperly installed. The surface is rarely primed before caulking (many sealants require primer). Regular inspections for deterioration and failure are usually neglected until water intrution is suspected or damage is discovered.

Caulking is a separate trade from painting or EIFS installation. Companies specializing in caulking, or EIFS installers who have trained personnel, are probably your best choices. As I advise everyone, an independent inspector is your best bet to determine what needs to be done and to re-inspect or observe the process.


Flashing has been ignored in the residential contruction business for many years. Most building codes specifically outline where flashing is required. The two areas which seem to be either misinterpreted or ignored are:

1. Flashing around and especially under windows and doors. If you do not have flashing here, there is a good chance that you have some moisture leakage through the sills and behind the cladding. You could get water into the wall cavity ruining the insulation, drywall, etc. Flashing is necessary, usually required by code, and common sense for anyone who has seen the damage caused by its absence.

2. Diverter flashings at the juncture of a roof and a wall and step flashing or crickets at roof penetrations direct the water away from the cladding and is an important detail often omitted. It must be installed by a knowledgable professional and the EIFS repaired to prevent moisture intrustion and insect infestation.

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