Hey Guys, I'm new to the GC world and am interested (and motivated) to build my own home using ICF.  I'm interested in building a 30' X 30' cube with a 8' full unfinished basement.  This concept would have 2.5 baths and master down.  I'm not sure if I should build the basement using ICF too or just the walls.  Any suggestions would be appreciated.  We are also interested in creating a living space (patio) on the roof of this cube.  I was anticipating the final square footage to be sometihng around 2000 sq ft (since we are not finishing the based, yet).  If I was to use ICF for the entire prject excluding interior walls how much on average should I be looking at (for the basement, 1st, 2nd, roof.  I'm not looking for exact figures only ballpark figures.  Thanks a lot guys!

Joe
Mt Sterling, OH

Try $13sf of ICF walls, you do the math.

It could be very cool with an 8" ICF and a cast-in-place insulating floor form such as Lite-Deck, BuildDeck, Amdeck or Insul-deck for your roof and a patio. Put a water-proofing between the concrete roof structure and another 2-3" of decorative concrete.

We are an ICF distributor based out of Medway, OH and we would be glad to talk to you about your project. Feel free to contact us at (877)423-2562 or (937) 879-6380.

ICf's are definately the way to go. I live in one and would never go back to conventional building (block basement & stick walls. Depending on the ICF used your wall cost /s.f. (INSTALLED) could be as low as $10 per square foot. We would be glad to price your project. Jim Davis 330-819-4023 cell.

If I go with a 30'x 30' 9ft ceilings, am I correct if I do the permeter X 9 which would be 120 X 9 = 1080 x 3 levels = 3240 ( which one of the levels is the basement )  3240 x 15 = $48,600.  Does that sound about right?  This of course does not include the interior walls or the labor (which I'm assuming would be around $20k).  The roof is to be a deck (not sure the cost of a deck that size on the roof; 30 + 30 + 30 + 30 = 120 perimeter.

How much would someone predict this project to cost in all if I Was to GC the whole thing?  (not including electricity, well/septic, finishing)  Basically just the dry in product.

Thanks a lot everybody!!  I'm new to all of this (GCing and ICF, so I need help!) 

Joe

$15 sounds like quite a lot for ICF walls. I would think you would see no more than $13 a square foot.
I did my ICF house for about $62 a square foot.

Anyone know anything about interior wall building within the ICF? Issues, extra costs? I've read that sometimes there are more issues with installing doors and windows for instance. Any information would be greatly appreciated.

Joe

Why would you want to build the interior walls (especially non-bearing) out of concrete? Generally you design to have all your mechanicals running through the interior walls as it is much easier and no risk of freezing.

There is a good search function on this board that I'd suggest using to get your feet wet. No offence, but judging by the questions your asking you might want to consider hiring a GC to oversee the job to lock-up, or at least as a consultant.

There are a lot of small details that can cost you more money down the road...

Kicker is correct. Unless you have a specific reason for using interior ICF walls, (such as safe room, etc.), then doing so will be very expensive and far more trouble than it could ever be worth.
Suggestion: find a retired builder who might guide you through the building process. A little money invested there, could save many headaches and much expense later.

The problem I ran into concerning the construction of interior partitions, in an otherwise all ICF house, is shrinkage.  I'm talking about using wood 2x4s for the partitions with two plates at the top and one at the bottom.  As the lumber dries out, the height of the framed wall decreases by 1/4" more or less depending on the original water content of the lumber.  Normally, this shrinkage is not a problem because the exterior walls shrink an equal amount.  But, ICF exterior walls do not shrink, so as the house dries out, any ceiling joists that rest on a wood partition go out of level.  In a two-story house that means unlevel floors in the 2nd story.  One must compensate for this shrinkage or, as I plan to do in the future, frame all interior walls with steel studs.  No shrinkage or warping to contend with.

Alton,
Not to get off the thread, but fiberglass framing? I'd like to get more information.

Jeff Cunningham
E-mail: [email protected]

Ditto on that......how does fiberglass compare with steel on cost??

Jeff & Robinnc,

Fiberglass framing components are resistant to termites and storms.  This technology promises to be lower cost than wood once everything is in place.  Look at this web site:  http://www.cbs-homes.com/ 

You guys are really helpful!!  Thanks a lot!!  I can't wait to actually build.

Be aware that unless you have a real deep pocket full of cash, financing will be a huge hurdle. If you need a construction loan you pretty much have no choice but to have a contractor work with you, and he probably will have to be the man on the hook with the lending institution. Also, you quite possibly cannot borrow enough money to build unless you have a hefty down payment available. The reason being that for ICF construction, costs currently are often well over the market value of a comparably sized stick built house, which will be the benchmark most appraisers use. The current flood of foreclosed homes on the market is working against you.

If idealism is your primary motivator to build an energy efficient home, and you're looking to get it accomplished with a 90 or 95% mortgage, you are in for a rude awakening. Sorry, but the home building world is very cruel at the moment.

greenbuild;

another note: most lenders do not want to get involved after you start construction, so if you are paying cash ,you won't be able to get a home loan 1/2 way thru if you run short of funds.

Maybe he has the $$ in the bank, and doesn't need financing, I don 't see him asking for any advice on this topic in any of his posts.

In the meantime, greenbuild, I notice that there have been several posts offering services in connection with your project so I'd just like to suggest that you take a look at TF (The "Vertical" ICF System). I'm sure that someone at their corporate office would be happy to direct you to their nearest experienced installation contractor. Of course any skilled ICF contractor should have no problem with this system.

In any event, good luck with your project, whichever product and contractor that you select.

Maybe he does have the cash, I was adding on to the financing advice posted by dmaceld.
I have seen first hand people start a project and then decide to get additional finacing to complete., which becomes extremely difficult if not impossible.
Just would not want to see someone get in a bind.
The comment was not only for the originator but for the many people that just read for information 

CK, No big deal. My post, just a personal observation, was intended to address the one by dmaceld which I know was tendered with the best intentions. However, I would apply the same logic to your comments regarding typical construction loan policies. It just seems to me that "we" shouldn't be advising folks on personal matters such as this unless they are expressly seeking such advice. The great majority of people that I deal with, do their homework in regard to pertinent financial issues before they venture too far into the process, and when they want, or need ,advice, they ask for it.