How much does an EIFS inspection cost in Will County?

$450 to $850 in our published table, depending on house size and the number of probe locations. A front-elevation-only house sits at the low end; a full-wrap custom house in Frankfort or Homer Glen with 30 or more windows sits at the top. A buyer who needs the report inside a contingency window gets scheduled first.

Does probing damage the stucco?

Each probe makes two small holes about the size of a pencil lead, and each is sealed with color-matched sealant before we leave. From the street they are invisible. It is the only way to know what the sheathing behind the foam is doing, and a surface meter alone cannot tell you.

My home inspector said the house has EIFS and to get it checked. Is that a deal-breaker?

No. It is a request for information. The majority of Will County EIFS houses we inspect read dry at every location and close on schedule. The ones that read wet get a repair priced from the published table, and buyers routinely negotiate that number and close. Walking away without the reading is leaving money on the table either way.

How fast can you get a report to my agent?

Inspections get scheduled within the week during the season, faster for closings, and the written report with photos goes out the same or next day to whoever you name: you, your agent, the buyer or the lender.

Can you inspect a house that already has a recoat on it?

Yes. A recoat does not change the probe method, and the report documents the recoat and identifies the product where possible. A recoat over a wet wall is exactly what the probe finds, and a buyer should want that reading before trusting a fresh-looking finish.

Inspections

EIFS moisture inspection in Joliet and Will County, IL

Buying or selling a house with synthetic stucco, or staring at a stain you cannot explain. Probe readings at every location that matters, photos, and a written report you can hand to a buyer, a lender or an insurer.

Call (815) 768-3130 Published prices

Joliet Stucco & EIFS performs EIFS moisture inspections across Joliet and Will County for $450 to $850, with a written report delivered the same or next day. The inspection puts a moisture probe through the finish at each window corner, below every roof-to-wall intersection, at deck ledgers, at the base of the wall and at any stain or soft spot, and records the reading and a photo at each location. Readings under about 19 percent mean dry sheathing; readings above 30 percent mean active water and a repair scoped from the published table. Home inspectors in Will County flag EIFS on every report but cannot probe it, so buyers, sellers and their agents call us to turn the flag into a number, usually within the week and inside the contingency period.

Buying a house with EIFS in Will County

Your inspector will flag the synthetic stucco and recommend a specialist inspection. That is the right call, and it is not a reason to walk away. Most 1990s and 2000s houses in Naperville, Plainfield, Frankfort and Homer Glen come back dry at every probe location, and the report ends the discussion. The ones that read wet at a window or below a roof intersection get a repair scope and a price from the published table, and you negotiate on a real number instead of a fear.

Ask the seller for the inspection early. A report takes a day to deliver, and the contingency clock in a Will County contract is usually five to ten days. We schedule within the week during the season and prioritize closings.

Selling a house with EIFS

Getting the inspection before you list is the cheapest thing you will do in the sale. A dry report in the listing file answers the buyer’s inspector before the question is asked. A wet reading found now gets fixed on your schedule at the published price, instead of being found by the buyer’s specialist and priced by the buyer’s imagination at the negotiating table.

Sellers who have recoated get the recoat documented on the same report, with the product data, so the buyer knows what is on the wall and when it was done.

Where the probe goes and what the numbers mean

1
Below each window corner, both sides, where sealant failure sends water down inside the foam.
2
Below every roof-to-wall intersection, especially where no kickout flashing is visible. This is the wettest location on 1990s Chicagoland EIFS.
3
At deck ledgers, hose bibs, light fixtures and any penetration through the wall.
4
At the bottom of the wall where the EIFS terminates, and at any point where it meets grade, a deck or a roof.
5
At every stain, blister, crack cluster or soft spot you or we notice on the walk.
6
Each probe hole is sealed with color-matched sealant before we leave. Readings under about 19 percent are dry; 19 to 30 percent is elevated and gets a second reading later in the season; above 30 percent is wet and gets a repair scope.

What the report contains

A wall-by-wall map of probe locations with the reading and a photo at each
Surface meter readings across every elevation and the chalk test result per wall
Sealant and flashing condition at every window, door, penetration and roof intersection
Identification of the system type, drainage or barrier, and the finish manufacturer where a label or sample allows
A repair scope and a price from the published table for any wet location, and a recoat range for the rest of the house
Product data for any recoat or repair previously done that we can identify

Related: Remediation · Repair · Recoating · Published prices

Inspection questions, answered

How much does an EIFS inspection cost in Will County?: $450 to $850 in our published table, depending on house size and the number of probe locations. A front-elevation-only house sits at the low end; a full-wrap custom house in Frankfort or Homer Glen with 30 or more windows sits at the top. A buyer who needs the report inside a contingency window gets scheduled first.
Does probing damage the stucco?: Each probe makes two small holes about the size of a pencil lead, and each is sealed with color-matched sealant before we leave. From the street they are invisible. It is the only way to know what the sheathing behind the foam is doing, and a surface meter alone cannot tell you.
My home inspector said the house has EIFS and to get it checked. Is that a deal-breaker?: No. It is a request for information. The majority of Will County EIFS houses we inspect read dry at every location and close on schedule. The ones that read wet get a repair priced from the published table, and buyers routinely negotiate that number and close. Walking away without the reading is leaving money on the table either way.
How fast can you get a report to my agent?: Inspections get scheduled within the week during the season, faster for closings, and the written report with photos goes out the same or next day to whoever you name: you, your agent, the buyer or the lender.
Can you inspect a house that already has a recoat on it?: Yes. A recoat does not change the probe method, and the report documents the recoat and identifies the product where possible. A recoat over a wet wall is exactly what the probe finds, and a buyer should want that reading before trusting a fresh-looking finish.

Book an inspection this week

Send the address and the closing or listing date if there is one. We reply within one business day with the price and the earliest slot. Or call (815) 768-3130.