My wife and I are planning to get plans together for our future ICF home.  We have found a design online and have modified it to be more ICF 'friendly'.  Creating a floor plan with straight foundation to roof walls for easy building.

My question is;

If we already know the look and floor plan we wish to have drafted, what are the expected costs for (a) the designer to draft up the plans (b) the engineer to put the final touches on them?

The home is 2400 sq ft (living area) and I've already received a rough estimate from an engineer. $0.65 to $1.00 sq ft., depending on if the designer knows the area and drafted it to minimize work by the engineer.

Thoughts are appreciated and I am aware these are all ballpark figures.  I requested the online designer to give me a quote for plans and the redesign and they came back with $950 base and $2550 for the modifications.

Thank you!!!

Posted By uw91 on 31 Mar 2012 03:20 PM
My wife and I are planning to get plans together for our future ICF home.  We have found a design online and have modified it to be more ICF 'friendly'.  Creating a floor plan with straight foundation to roof walls for easy building.

My question is;

If we already know the look and floor plan we wish to have drafted, what are the expected costs for (a) the designer to draft up the plans (b) the engineer to put the final touches on them?

The home is 2400 sq ft (living area) and I've already received a rough estimate from an engineer. $0.65 to $1.00 sq ft., depending on if the designer knows the area and drafted it to minimize work by the engineer.

Thoughts are appreciated and I am aware these are all ballpark figures.  I requested the online designer to give me a quote for plans and the redesign and they came back with $950 base and $2550 for the modifications.

Thank you!!!

0.75 - $1.00 per square foot for engineering a home like that is about right

As far as drafting costs, $1.00 - $1.50 per square foot is the average. This price should also include the plumbing, electrical and HVAC drawings. All stamped, sealed and ready to pass inspection.

I would definently find a engineer and draftsman who is knowledgeable in ICF. Don't hire someone who little to no experience in ICF work.

Just curious, but why do you need a structural engineer for such a small home?  Will this home be built in an area subject to earthquakes?  Are the design parameters beyond the code and thus require engineering?

Post the floor plans up here and you'll probably get some good feedback. A draftsman is usually someone who knows a bit about building and knows Autocad. I wouldn't put too much faith in their product. An architect can sometimes get carried away and design things that are too expensive to build for what they're worth. Most architects hate it when someone says "will you modify a plan I found online," and I guess I cannot blame them. If you find a good builder, often they can take the online plans (not even the full blown purchased plan) and give you an idea of what it'll take to build it. All of the trades can figure out what you need off of these simple plans, as long as you give them the details (ie insulation type, window sizes/specs). Unless you're building something elaborate, I'd just use the prescriptive specs provided by the ICF manufacturer. They already have the engineering stamp. And even if the ICF prescriptive tables are over-engineered, so long as the additional material doesn't add up to the cost of an engineer review, you're still money ahead (and maybe have a stronger shell in addition).

An engineer review in the OP's county is a good idea, particularly for ICF construction which is relatively uncommon there. You could easily use up the relatively small cost, not to mention the time, jousting with the powers that be.

I am in a FEMA flood zone (B.S.) and I can't make any promises on any other reasoning.  I'm following the required steps for permits/loans and what not. 

Sorry I missed all the responses, as I wasn't emailed when a response was made.

In all it sounds like I'll be making out of this by paying around $5K..... lovely.  Guess it is time to find a designer/engineer that either needs personal concrete work done or has a boat that he wishes to moor and get instant access to the San Juans. haha

Posted By uw91 on 19 Apr 2012 04:40 PM
I am in a FEMA flood zone (B.S.) and I can't make any promises on any other reasoning.  I'm following the required steps for permits/loans and what not. 

Sorry I missed all the responses, as I wasn't emailed when a response was made.

In all it sounds like I'll be making out of this by paying around $5K..... lovely.  Guess it is time to find a designer/engineer that either needs personal concrete work done or has a boat that he wishes to moor and get instant access to the San Juans. haha

What do you mean? The bank will not loan because the site is on a flood plain?

Trust me when I tell you, if it is a FEMA Flood Plain, that means it will flood one day. Maybe in a year or maybe in 100 years, but it will flood.

Some banks will still loan if you get really good flood insurance.

Sorry, bank wants the plans engineered. Can't say why, as I can imagine that if you are doing a construction loan that they want all bases covered. Also, I believe the county requires engineered plans... which may take the FEMA regs into play, as well as some other things. Who knows, except I know they need to be engineered.

Hey I wonder who's equipment holds up in a flood?

2-ft under, power left on

out of 11 replacements of others entire HVAC systems

 the GeoThermal System only had new electrical and control box and replaced, and 3 years later possibly the water HX coil, we think because of some electrolysis that may have occurred, (leaked in a strange low spot, but more to that) ECM hub held up but I cleaned it with rubbing alcohol, like we do RC receivers getting wet...

The entire unit was 2 ft under water 2 days

less than 2700 for all repairs...

The air-cooled B&G loop pumps still run... 2006 in  2008 flooded.

no ones insurance covered and the county was at a fault but no one could get a dime.

UW91, I just went thru this process. It cost me about $3800 knowing the design. This architect has done many of these ICF houses and took a floor plan I had and made it work for Fox blocks. In his design he minimized waste and took into account HRV locations etc.....Prices can vary greatly. Make sure you use someone that has done this so they don't learn on your dime...