I am new to this site, and am planning to build a house on an Airpark on Cape Cod, Massachusetts. I would really like to use ICF, but am having difficulty getting a cost effective quote, partly because there are very few experienced ICF builders around there. I have found a builder whom I like. He is interested in using ICF and would work with another builder who is experienced in ICF. The trouble is that the extra costs quoted are significantly more than I had expected from reading this and other sites. On a build cost for stick construction of $500,000 (excluding land), the extra cost for ICF is around $50,000, or 10%, from 2 builders, one with ICF experience, the other without. I have seen figures of 2-5% commonly quoted. Am I being unrealistic, or is this really the cost delta that I should expect? Can anyone point me in a direction to get the cost under control, or I shall have to revert to conventional construction? In addition, is there an appreciable difference in quotes using different types of ICF? I would very much appreciate any advice on this. Thanks. Jerry Fisher

jfisher.....can you post the s/f of the ext walls of your house? Sounds like the builder 'might' not be taking into account that the framers will charge less for framing, less wood needed...no insulation costs except for attic....etc... and trying to pocket the 'extra' profit.

10% sounds about right my house came in @ 8- 10% higher then stick frame with cc foam for insulation. maybe lack of competition for icfs in your area

Mr. Fisher,

We are in the process of completing a home for a family, with the same last name in Key West.  They also went to numerous local builders, that provided budgets of $180 to $300 per sf for construction costs.  We are providing them with a full elevated cast in place concrete house, with ICF walls and an ICF cast in place concrete roof, for $135 per sf complete.  If you are interested, please e-mail a set of plans to me, and i'll provide you with a firm fixed price to construct your home.

Here are some links for you to review some of our work.

www.iconstructure.com

www.myspace.com/icfbuilder

 http://oxblue.com/pro/open/stab/learningvillage

Thank you
Gregory Fasano
ICON Structures LLC
239-997-5300
[email protected]

To my surprise when I first started looking on Cape Cod, I found that the new code there requires hurricane proofing.  I forget the required speed, but I think it was 120 mph.  I am not planning on a concrete roof.  Thanks for the input.

Jerry

It is not a normal house, in that it also has to incorporate an airplane hangar and garage.  However they will use conventional stick construction to save money.  The house is mostly single story, with just the main bedroom having walls to the second floor.  However it does have a full basement.  By my rough calculation the external walls' sf is 2900 including the basement walls (but I may have got that wrong!).

Jerry

Thanks for your message.  I will call you for an initial discussion to see if this could be a way forward for us.

Jerry

Jerry
I can't help you too much on the cost issue, but if you search this forum you will get a feel for the typical per square foot cost--that's wall square foot, not floor area. I am a contractor, with no ICF experience, but I have been watching ICF develop and studying for several years. My impression is that the costs are a bit higher, but you have to compare equals to understand the real differences.

 I used to keep airplanes at Falmouth for 12-15 years in the Bill Gallagher pre-airpark days, almost bought a lot there 10 years ago. I ended up buying part of a private strip in NH (it's NH40). I built the detached hangar first, stick-built, done now, and am about to start the house, which will be ICF. I have identified BuildBlock and FoxBlocks as likely choices.

Dick

Dick,

You should go back and see the Airpark now. It is the best laid out and run that I have seen. However there are no ICF houses there. I think that the extra cost of ICF in the area is a combination of not enough qualified builders, and thei tendency of everyone on Cape Cod to keep their prices high.

Jerry

I think you hit the nail on the head there!!  Try going a little farther out and get quotes. Contact the dealers who sell ICF and get recommendations from them.
If the s/f you gave is fairly accurate, the ICF walls would be around 38 grand based on info from this site. Remember this eliminates all ext wood for walls and includes all insulation for the walls and should reduce the framing cost....etc.

10% on the overall cost of construction is way too high. Many variables to consider. Sometimes cost is a wash. Been building with ICFs since 1998. Would be glad to give quote. B. Merritt 603 359 3447 [email protected]

Jerry,
My mom lives in Falmouth and I see her often, so I have been able to see the airpark develop. It is really impressive. You should have seen it in the old days (and before they repaved the runway)!

Our airstrip in NH only has about 6 houses on it and there are some orginizational and cost sharing issues. At present, I have the only airplane on it, and some of the houses are owned by non-airplane types. It is much more out in the country than Falmouth. Runway is good 60x2800.

Although I haven't build an ICF house yet, my belief is that you can get the costs down pretty close to stick comparing equal levels of insulation, air infiltration and detail. You just need to spend some time finding the right crew.
What kind of door are going to use on the hangar?

Dick

We reciently completed a ICF basement, Garage and Gymnasium about 1 hour from Cape Cod. We should start the pool house soon. As a young lad we had a grass strip and all of my fathers buddys would fly in on Sunday mornings. So I think the noize may be one of your reasons for ICF and rightly so. First you should look for contractors who can prove to you that they build with high standards And most importantly that they internaly viberate every 16" to 2'. After you find those contractors, then look for ICF prices alone. Not mixed up in all the other cost.

Dick,

I did a phone survey on hangar doors and their prices.  I will probably end up with a Schweiss bifold door; bifold to deal with snow and ice, and Schweiss seems OK and is half the price of a Wilson (which my architect selected, but he is not paying for it!).

Jerry

Schweiss bifolds are good. I have been involved in the installation of a couple. The product itself is crudely made, but strong and reliable, and less expensive. Be sure to brace back properly. There are a lot of lateral forces in the building when the door is up, plus wind loads. Also triple up trusses on the door end to prevent sagging. Be careful, these things can be dangerous (most dangerous part of flying is the door!). Any questions, please ask.

I went with a Schweiss one piece hydraulic door to get a clean seamless look and with windows where the hingeline would be in a bifold. I had huge problems. Turns out I was the first customer (ginea pig). It was aweful. Parts did not fit, welds in wrong places. Schweiss was terrific in taking care of the problems (Ask for Jeremy), but I spent weeks figuring it all out and welding and fabbing fixes.

Dick

Thanks for the input. Could you please give me your phone number, so I can check with you directly? Jery

Do you have someone to build with icfs? I have built many houses in VT & NH since 1998 and icf houses DO NOT cost 10% more than stick built. I would be glad to quote on framing your house with icfs. We would, of course, include footings, any frost walls if needed, below grade foundation, and above grade walls, etc.
B Merritt 603 359 3447