Expert: Roger Zona - 2/15/2011

Question
Have you had any experience with, or would you have an opinion about, using Dryvit EIFS on the exterior of a concrete high-rise condominium? My husband and I are Americans living in a 36- floor condominium in Bangkok, Thailand. The concrete building, with a curved surface, is 20+ years old. The cladding on the back of our building has cracked in places over time, and water has seeped in, but there has been no structural damage noted by engineers. The area of damage, from either cracking or separating of cladding from the concrete sheer wall, is 2000-3000 square meters, perhaps about 50% of the total back surface. A committee has been getting quotes to replace and repair the cladding, and we’ve recently heard about Dryvit EIFS. A Dryvit rep has seen our building and intends to provide a quote. We’ve been given the impression by the contractor that Dryvit would be a better, and less expensive, solution to our cladding problem than anything else that has been proposed, but, after doing a lot of research online about Dryvit, I find nothing to convince me that Dryvit should be considered. In fact, much of the information regarding Dryvit has been negative. I found your website from a link to a question a homeowner had for you about a Dryvit exterior, so I hope you can offer some advice to us, too. Thank you.

Answer
Hello Judy,

Dryvit has been around for a long time but, like all man-made products, it has it's good points, bad points, weaknesses and strength.

You refer to "cladding" that I assume to be stucco.  Stucco is a cement base product but will crack with movement caused by settlement or weather (freezing - thawing, etc.).  Twenty years of weathering will take its toll on any product.  I live in Florida and hurricanes cause the most damage on buildings.  There is a 30 year old 39 story condominium on our coast that was finished with Dryvit.  After several hurricanes, it was necessary to re-surface the building.  

My experience with Dryvit is in new construction when the product is applied on a backing material.  There are special base products and the specifications must be followed to the letter or there could be a failure which could show up as cracking or spawling.

All the loose and cracked material on your building should be removed down to the backing.  The sub-surface, if concrete, should have a bonding agent applied and then apply the finish product.  If you opt for Dryvit, you should get a warrant or guarantee from the contractor.  Dryvit has a system that allows penetrating water to drain out of the cladding.

I regret I can't give you more positive advice but you did the right thing by researching the system.  I assume you have passed that information on to your condo board for consideration.

Thank you for writing and I sincerely hope your problem can be resolved.

Roger
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