I have 10 acres rural. My original plan was to build a moderately sized ICF house with cedar log siding. I've been saving to do it. Very recently my circumstances have changed, and I need to move there quickly, My fantasies of an ICF shell and doing my own finish out are toast. There is no permitting required out there, but the electric provider requires plan approval that includes a kitchen and a bathroom before giving a line from the pole. I decided I might have to go with a modular plan, and I've looked at a few, similar to Ulrich Log Cabins. I'm in stunned disbelief at how poorly insulated they are! So..if you had to get a roof over your head quickly, but weren't willing to compromise on reasonable insulation, what would you build or buy? Again, most DIY is out due to time constraints.

I'd build a tight little energy-efficient mother-in-law auxiliary dwelling unit that I could use either for my parents or rent out once your circumstances allow you to build the home you want.

Surely the power company will run a line to a barn or similar outbuilding. Buy a used RV and park it inside. Or add a bath and a temporary kitchen. Little extra work involved, but you could do an insulated studwall room in it it, and tear it down at some point and reuse the lumber.

We did a design recently for an ICF garage/shop with 400 SF of "detached living space" which is the maximum SF allowed in OR. Detached living space per OR definition means only having 3 out of the 5 living elements (eating, cooking, living, sanitation, and sleeping). This detached living space will permanently have a bathroom, bedroom, and living room (i.e., the sanitation, sleeping, and living elements). It will temporarily have the cooking and eating elements in the shop area which have to be removed within 90 days of completing the primary residence that it will be "attached" to. By first building this garage/shop with detached living space, the owners will be able to live at their remote location while they build their primary ICF residence. The detached living space will eventually become guest quarters for visitors. Both buildings will have log cedar siding too.

There are actually 2 decent Tuffshed storage buildings on the property. I tried to get the Electric Co-op jerks to run me a temp line to the 16x 24 tuffshed, but no-go. They said to put bathroom and kitchen fixtures in it and they would. I also have an egg 17" travel trailer, and they wouldn't run a line to that either! Maybe I should insist that they give me a construction trailer line to the travel trailer. It's almost like they see that I'm doing a modest building, so they are giving me the "you're nobody" treatment. Part of the problem, I think, is that it's close to a lake, so people are always wanting electric service, but they only want to pay over the minimum for service in summer, which is bad for the electric provider.

Reading these suggestions has made me think about what I'm anxious about; it's trying to get somebody out in the boonies to come and build me something FAST, that's why I wanted a modular. Getting stuff done out there is like watching paint dry.

I guess all modulars are going to disappoint me, since there is nothing in it for them to build a decently insulated building. Most ppl don't know the difference. Reading this forum for a few years has completely changed the way I see a building.

There's at least one mod company in NH (Preferred) and one in ME (Keiser) who build decent superinsulated houses; there may be others around the country so you may be able to find one you can work with.

I'll add that it is critical that it be assembled correctly, so one has to be aware of the problem areas, and that the set crew is familiar with the circumstances.

Bob, a look at your website was interesting for me: You do things right and educate your customer. Very, very nice.


I have a couple of questions. If you were doing a small (800 sf) structure and on a budget, is there any circumstance that you would do double-paned windows and insulated window coverings? I'm in Texas and it gets hellaciously hot and humid. I don't want to practice false economy, but I can buy a lot of insulation with that 3x pane money.


Also, correct air exchange in the building: Is there a mfgr you can point me toward that isn't outrageously expensive?

Also, would you do the foundation the same way in a hot climate?

There are several companies that make decent mid range HRVs and ERVs. Fantech is one, Venmar and Renewaire are others. I like to buy from dealers who understand the units, so I usually go through a mail order company, EFI.org.

I'm totally unfamiliar with the Texas climate, but as far as windows, any good quality window (like Marvin Integrity) will work but it will provide you with a lower insulation value than a triple glazed window. Air sealing is very important in any climate, so the window must be installed correctly and taped on the exterior and interior.

As far as foundations, I use plain old concrete with interior foam insulation - any foundation contractor can do it, ants or termites can't chew through it and it's less expensive than the foam blocks. YOu want to do the insulating and sealing as your climate needs.

If you don't have it already, buy Joe Lstiburek's book "Builder's Guide to XXX Climates" There are several versions for different climate areas and according to my version, there are two climate areas in Texas. Go to his website: BuildingScience.com
Bob

I've read all his stuff on the net, I'll go get the book.

They are a good reference to have. there are different ways to do some details that also work, but his are sound and may point out shortcomings with other methods you're considering.

Show the Electric co-op plans for what they want and they will have to provide you with a construction electric panel for your construction needs. Then build what you want.

Do any modular builders sell a unit without exterior siding? Then you could all exterior insulation and your own siding.

Not sure of your insect issues, but a wood framed crawl space is cheap and quick. Put a small modular on it and build your dream house later.