[mdiederi]

:hell:

In light of the Monte Carlo hotel fire in Las Vegas on Friday, and the Water Club tower fire at the Borgata resort in Atlantic City last year, how safe is EIFS as a facade material on highrise towers?

The Water Club tower was under construction just last year, so we can assume the material used must have been up to the latest fire codes. Yet a column of EIFS about 400 feet tall was entirely engulfed in flames from bottom to top in just a few minutes. The rest of the facade is glass and did not ignite. Luckily it was still under construction, unoccupied and there wasn't much inside to ignite.

The Monte Carlo is 15 years old and the facade used material that was fire rated to 1991 fire codes, those codes have since been upgraded for the newer buildings. The fire started at the top of the facade somehow (still under investigation) and quickly spread sideways across the crown of two of the very wide wings of the building with the foam part of the EIFS facade as the main source of fuel for the fire. Yesterday the Chief of the Clark County Building Department ordered that all of the EIFS be removed from the entire building because it is not safe. They are going to allow the hotel to reopen while this retrofit takes place.

Quite a few of the extremely large hotels in Las Vegas are entirely glad with EIFS (including the brand new 600 foot tall Palazzo) and there are many thousands of people inside these buildings at any given moment. At the time of the Monte Carlo fire the 3,200 hotel rooms were over 90% sold for the night and it is estimated that there were about 5,000 people in the building, counting the casino, restaurants, bars, lobby, convention rooms and retail areas and employees. If the Monte Carlo fire had started at the bottom of the facade the entire building would have been engulfed in flames in a matter of minutes (similar to how that column erupted at the Borgata). I have doubts that the thin gypsum layer behind the foam could hold back such a massive conflagration from entering the interior of the building. Also, the smoke from this burning foam is extremely toxic.

Discuss...

[Down_Under_the_El]

That sucks but hopefully this incident will help improve the firs code or at least shed light on something that needs to change.

[SFUVancouver]

Eifs?

[mdiederi]

Exterior Insulation Finishing System. It's a lightweight synthetic wall cladding that includes foam plastic insulation and thin synthetic coatings. The foam part is flammable. It's a good insulator, lightweight, cheap and easily shaped and modified to look like other types of material.

But is it safe on a highrise?

It's also not very durable. A TV camera crew went around the Monte Carlo looking for exposed sections of foam on the facade and they found cracked, broken, chipped and worn out pieces of EIFS all over the building with exposed foam that could easily be set on fire. Once it catches on fire it can burn behind the protective coatings.

[antinimby]

You'd think someone would have looked into that before they were approved for use.

[aaron38]

Well this could be good news for the anti-pomo crowd, as this was the cheapest way to make a building look like it was stone and give it lots of detailing.
But it probably means we'll just get a lot more painted concrete instead.

[bwj1450]

None of the foam EPS shapes can be considered eifs, eifs uses basecoats , mesh and finish. These shapes were coated with a spray poly type materials and coated with an acrylic finish. I just wanted to point that EIFS is a system, and the shapes are a off the wall matrix.

Another point to add is EIFS, one is a barrier system, in essence sacrificed itself to save the building from really catching . EPS melts................

[mdiederi]

The flat EIFS system is mounted to gypsum boards and the gypsum acted as a barrier to prevent the fire from entering the building. As a fire heats up and spreads gaps will form and windows will pop and the fire can pass around the gypsum and enter a structure. You cannot guarantee a fire and smoke won't enter a building just because there is a layer of gypsum board.

In fire tests of EIFS, with unbroken basecoats and finishes, the EPS foam sandwiched between the basecoats, mesh and finish of the EIFS will melt at around 100 degrees Celsius. If enough melts it will open a vent for oxygen within the lamination creating flames behind any coatings. Thus EIFS acts as a fuel for fire. And as the EPS in part of the EIFS melts it drips and spreads the fire.

Large amounts of EPS is in EIFS and EPS is flammable. After numerous "great fires" of entire cities constructed with wood buildings a hundred and some years ago, it was decided that no flammable materials should be on the facades of highrise buildings.

The EPS contained within EIFS both fuels and spreads a raging fire. In this photo posted by drobar in the Las Vegas thread you can clearly see the flat white section burning. The burning ledge a few floors lower was ignited by melting eps dripping down and spreading the fire.
http://forum.skyscraperpage.com/showpost.php?p=3309846&postcount=3656
http://farm3.static.flickr.com/2155/2218767047_6265639c0c_b.jpg


This rendering shows the flat column of EIFS that ignited up the side of the Water Club tower at the Borgada resort in Atlantic City.
http://img279.imageshack.us/img279/8894/borgataexpansion2sx.png

And photos of it on fire that were posted by AC11 in the Atlantic City thread.
http://forum.skyscraperpage.com/showthread.php?t=89260&page=5

http://www.11floor.com/borgatafire3a.jpg

http://www.11floor.com/borgata-fire-390.jpg

Luckily it was still under construction and not much was inside to catch on fire. They also said it wasn't fully coated yet, but this still demonstrates the flammability of the material.

Cities like Las Vegas and New York have very strict fire codes in place, for sprinklers and evacuation plans and such. But this material is starting to be widely used in many other cities that haven't implemented the stricter codes yet.

Do we really have to wait for people to die before we realize this stuff is dangerous?

[vid]

It looks like a shitty material to me. :shrug: If it burns that easily, don't use it. Common sense.

[mdiederi]

Here's the report from an eyewitness who saw the Monte Carlo fire start and was the first to call 911.
http://www.lvrj.com/news/14900866.html



As he drove east on Tropicana Avenue, passing over Interstate 15 on Friday morning, Gary Cronkhite looked to his left and saw what he now calls "a whiff of smoke."

An electrician at Planet Hollywood Resort, Cronkhite suspected the dark, hazy puff was some kind of harmless release from the nearby CityCenter construction site.

And then, just seconds later, he said, "It ignited."

The top floors of the Monte Carlo exploded into flames.

"There was black smoke and flames everywhere," he said. "I said to myself, 'Oh, my God, does anybody know it's on fire?' ...

... "It was so horrific, seeing that explode ... I'll never forget how it just blew up."

[kznyc2k]

As if I don't hate EIFS enough as it is.. the sooner this crap system is banned the better.

[Lecom]

It is cheap, so it will continue to be used by developers until some large tragedy with tens of casualties would bring the issue into the media's (and thus the public's) eye, causing enormous controversy and subsequent governmental measures against the material. Sadly, this is how the world works - we tend to look the other way until some tragedy proves that we've waited too long.

[Coldrsx]

time to teach:

http://www.consolidatedgypsum.ca/images/eifs.gif

better

http://www.civil.uwaterloo.ca/beg/Drawings/Wall_files/EIFS-3.gif

[mdiederi]

time to teach:

http://www.consolidatedgypsum.ca/images/eifs.gif

better

http://www.civil.uwaterloo.ca/beg/Drawings/Wall_files/EIFS-3.gif
Those coatings are very thin, no matter how fire resistant the coating is, it's not going to stop the heat from melting the EPS. They need to find a different material to replace the EPS. I ran across a link that talked about some other type of insulation material used, but now I can't find it. I'll look some more when I find time, unless someone else knows what it is.

In the mean time, the press is starting to question the use of this stuff.

http://www.lvrj.com/news/15064096.html
Foam adorns many resorts

Material that burned in Monte Carlo fire used at other sites

By HOWARD STUTZ
REVIEW-JOURNAL

Many exterior features on the Strip's most recognizable hotel-casinos are made from the same material used to create the rooftop facade on the Monte Carlo, foam that might have fueled the Friday fire that closed the resort....

...Construction, architectural design and gaming sources all said the building material, referred to as Exterior Installation and Finish System -- EIFS for short -- is one of the most commonly used products for finishing and design work, and has been used on many Strip resorts. ...

...The product is a Styrofoam-like substance that has flammable ingredients. However, because building codes require it to be encapsulated behind stucco and other cementlike materials, its flammability can be reduced....
Flammability can be "reduced" but not eliminated, and once the fire starts it spreads like crazy.

[MayDay]

The problem isn't so much the fire stemming from the EIFS, it's the toxic smoke (the chemicals used make it much worse than a lot of other materials) it gives off when it burns, and the chances of that smoke getting into the interior of the structure. Most fire-related deaths are from smoke inhalation. When you have a building encased in this stuff and it catches, it wouldn't take much for a lot of that smoke to get into the building.

[mdiederi]

I just went to the Dryvit website and read the Material Safety Data Sheet (MSDS)#015 for their EPS Insulation Board. It has a HMIS fire rating of 4, which is the highest flammability rating on the HMIS rating system. It has a Flash Point of 57 degrees Fahrenheit. Yikes! The smoke contains CO (carbon monoxide) which causes fatal poisoning when inhaled.
http://www.dryvit.com/elit.asp?country_id=1

[vid]

"It has a Flash Point of 57 degrees Fahrenheit."

Wow....

Why the hell was this invented?

[bwj1450]

The eps shapes on the building were done in a spray applied poly coating, they were what actually ignited the flame. Only and eifs coating was used. Eifs companies such as dryvit or any of the other do not manufacture eps, only the components such as basecoat, mesh and finish. The basecoat had it been used would not have burned and fire testing of the systems have been tested.

[bwj1450]

FIRE PERFORMANCE
Full-Scale Multi-Story
Fire Evaluation UBC 26-4 4" EPS - Pass
ISMA Multi-Story
Fire Evaluation UBC 26-9
NFPA 285 6" and 13" - Pass
Large-Scale Vertical
Fire Spread Modified
ASTM E108 No vertical or horizontal flame spread. Prevented fire involvement of insulation core.
Fire Resistance ASTM E119
1, 2, & 3 hr. Type PB System: Standard fire-resistive assembly rating maintained.
Radiant Heat
Exposure NFPA 268 No ignition (1", 4", 6", and 13" EPS)
STRUCTURAL PERFORMANCE
(For all EIF Systems) 1/2" gypsum sheathing, 16" o.c. studs
8" o.c. bugle head sheathing screws:
Transverse Wind
Load Resistance ASTM E330 Negative Load: 150 psf ultimate
Apply appropriate safety factor)
Gardner Impact Test ASTM D 2794 25 to 200 in. - lbs. (depends on mesh)
Indentation Test ASTM E719-80 6 oz mesh 180 lb.
Tensile Bond Strength ASTM E2134 15 to 27 psi (depending on insulation)
Creep Resistance
of Adhesive ASTM D2294 28 days 208 psf shear stress;
no creep
Flexural Strength ASTM C203 60.6 psi
Impact Load ASTM E695 30 lb impact mass; no cracking of system, 4.8 mm dent depth
ENVIRONMENTAL DURABILITY SYSTEM
(For all EIF Systems)
Wind-Driven Rain F.S. TT-C-555B
24 hours No water penetration
Water Penetration ASTM E331 No water penetration - 2 hours
Water Resistance ASTM D 2247 14 days: pass
Freeze/Thaw ASTM E2485 60 cycles - pass
10 cycles - pass
Abrasion Resistance ASTM D968
1000 liters of sand Pass
Accelerated Weathering ASTM G23 2000 hours
ASTM G53 5000 hours Pass
Pass
Salt Spray Resistance ASTM B117 300 hours Pass
Mold Resistance (Mildew) ASTM D3273 35 days Pass
Fungus Resistance (Mildew) MIL Standard 810B
Method 508 28 days Pass

[mdiederi]

None of the foam EPS shapes can be considered eifs,
Yes, you are right, of course, the title of the thread should really be: EPS = Fire!

When I first started the thread, the building inspectors here in Vegas in their interviews with the press kept referring to the burning shaped foam material as "EIFS".

However, in that photo I see flat panels burning. Also, in the investigation they are now saying that the fire did enter the building in a couple rooms, but the sprinklers came on in those rooms and suppressed the fire. I find it very disingenuous to say that the material prevented a fire by burning up.

On the twowayhardthree.com blog they are posting photos of damaged EIFS with exposed raw EPS on other buildings in Vegas.

The Monte Carlo is a major fire. MGM and their insurers are out millions and millions of dollars because of this. The Monte Carlo is losing over $1.5 million dollars PER DAY in revenue every day they are closed.

[aaron38]

It has a Flash Point of 57 degrees Fahrenheit. Yikes!

For some reason I thought that was a celsius temp. That it's Fahrenheit is unacceptably low.
The data sheet says not to store the material at over 80F. Where in the Vegas sun would this be under 80F on the side of a building?

[Coldrsx]

guys guys guys...while EIFS has its inherent problems, it has been used for quite some time now and many many buildings are clad with it.

While it can be improved and SHOULD BE, it is still generally safe, durable, and practicle.

My condo has a modified EIFS with peel and stick underneath and it works just fine.

[vid]

Think about it for a second though: Your condo's façade is decorated in what is little more than stickers.

I find that kinda funny. :P Sure it's prettier than cinder blocks on the 80s commieblocks but still, peel and stick façade?

You've come a long way, baby!!

[Coldrsx]

Think about it for a second though: Your condo's façade is decorated in what is little more than stickers.

I find that kinda funny. :P Sure it's prettier than cinder blocks on the 80s commieblocks but still, peel and stick façade?

You've come a long way, baby!!

do you know what peel and stick is?

[vid]

No, but it certainly sounds fun.

Apparently it mounts cleaner than a spray mount! Wow!

[Coldrsx]

^

"Peel-and-Stick Window Flashing











Watch the video on Peel-and-Stick Window Flashing.

The way in which you install windows in a home greatly affects how well those windows perform. You need a good seal—one that guides water around the window opening and keeps the interior wall protected and dry. By using window flashing instead of caulk, you can increase protection from the weather for years to come.

This is important because a window can be a potential weak point in your wall for moisture. You'll want to use the right product and install it correctly. Improper installation can result in water leakage, mold, warping, and eventually structural damage, requiring costly repairs!

The best practice for installing a window uses peel-and-stick window flashing. The benefits of this product are its ability to form a watertight seal around the window and to seal tightly over nails and staples. This is an advantage over ordinary contractors' tape and caulk.

Here's how you do it:


Cut the house wrap at the top of the header at a 45-degree angle to create a flap. Tape the flap temporarily out of the way.

Apply the peel-and-stick flashing to the sill first, then lap the flashing up on the jambs.

Next, caulk all around the window opening except on the sill. After caulking install the window.

Next apply the flashing to the side jambs of the window so that it overlaps the edges of the sill and extends down past it by 1 inch and extends past the window head by 2 inches.

To direct water out beyond the top of the opening. Extend the header flashing piece past the jambs by at least 1 inch. If the window has a drip cap, have it installed beforehand so that the flashing can cover it.

After installing the header flashing, fold the house wrap flap back over, taping it down so that the house wrap material overlaps the header flashing.
Before peel-and-stick flashing was available, the typical method of weatherproofing windows was to use contractors' caulk around the sill, header and jambs of the window opening. Although this creates a seal between the window and the frame, this is not the best way! While caulking is important, you can't rely on caulk to keep water from getting in.

Over time, as caulk deteriorates and the window frame expands and contracts, it will separate from the wall. This allows water to seep in, causing damage to the wood frame in the summer and ice buildup in the winter.

Flashing windows with a peel-and-stick flashing is a better way. It will provide a smooth drainage plane and a better seal against water, and it will reduce the chance of rot and warping over time.

Please remember, if you use a peel-and-stick flashing, always allow for the window opening to be over-framed in its measurements by 1/4" in each direction. This will accommodate the additional flashing material and give the window a tight seal. "

[Austin55]

Wow,those photos are scary. Its kinda hard to believe there coating highrises in this stuff. if one burns completly up and (heaven forbid) theres a loss of life or property......

[Chicago Shawn]

Well this could be good news for the anti-pomo crowd, as this was the cheapest way to make a building look like it was stone and give it lots of detailing.
But it probably means we'll just get a lot more painted concrete instead.

EFIS is already illegal in Chicago, for these reasons. Its a cheap, shitty, and potentially dangerous material.