EIFS repaired with REAL stucco in Woodbridge, Virginia.
Sagging one by eight garage door jamb has been replaced twice in 19 years. You can see where the big glob of caulking traps water. Caulking isn't made to be put on so thick. It will shrink away and crack after time.
Water running into the EIFS bands above rots the framing below. The 2 X 12 lam beam supporting the wall is badly rotted.
Finished wall. Note how we junked the styrofoam keystone and added bands over the garage. The wall was leaking badly from the bands over the garage door, the decorative band at the belt line, and the fake window sill above.
Water running down from the window was running freely into the wall. Water goes right through this light foam backer rod.
Water runs right into the wall behind the band at the story line. You can't see this from the ground. The bands are level on top instead of being pitched down for water run off. This water that soaks into the foam pulls away from the wall creating a huge water funnel.
A new lam beam is put on and the framing is patched.
New OSB sheathing, and a new garage door jamb. This is one piece this time. A metal flashing over the jamb will direct any water that may penetrate the wall out and away.
Edges are covered with peel and stick rubber membrane before a layer of tar paper.
Band under window is pulled off. Rubber membrane and metal lath put on.
Sill is formed and filled most of the way. We used white portland because it sets fast.
Finished window sill. The sill tucks under the window and is angled down for good water run off. Also, the sill is two inches thick, projecting out from the window trim. This way, it looks like a real sill, not like some styrofoam band glued on.
Bands over the garage are formed with 3/4" plaster stop (casing bead) and filled. Here, the third step is put on. We used white Portland because it sets fast. Also, the hot weather helped set up the mortar.
The final band is set with a string line.
We put on a synthetic finish to match. I had the color custom matched.
The band at the story line was fixed by stuffing with metal lath and super mortar.
