Hi all,

I've just found this forum and have spent about 30-60 minutes browsing. My wife and I are in the earliest phases of potentially building a home: the "Can we do this?" phase. I'm hoping to ask some questions on here to help me figure out that answer :)

The low cost of building and depressed interest rates seem like a once-in-a-lifetime opportunity for at least the next 1-2 years. But if we are going to do it, we want to do it right.

I just found out about ICF construction, and ALOT of the advantages ring-true with me. Protection from mold, water damage, a tighter seal, less pest invasion, resistance to damage from wind/storms/debris, and potentially damage resistant interior walls. Less air loss (with proper construction) and improved insulation are great too. So my first questions about ICF:

How hard is it to find a reputable subcontractor in a very populated suburban area like SE Pennsylvania?

After all is said and done, if it was $5 per SF with 2x6 construction should I expect something like $7-8 with ICF? Or will the reduced need for certain labors/materials help even it out?

Can you attach things to interior ICF via masonry bits/screws? Do walls made out of ICF feel/look "cold" or is it a somewhat artistic look? Entirely finishing-reliant?

Does roofing become more expensive with ICF? Chimney? I intend to do 2 wood-burning stoves. I don't plan on having any skylights.

Any particular pros/cons of using ICF vs. something like formed steel?

Alot more expensive to do 9' foot ceilings with ICF vs. 8'? Or almost the same cost?



 I'm on a budget that would be desirable to aim around $80/sf for the finished product of the home. I.e. 3200 square feet for $250k to a live-in-ready home....but I really don't want to BUILD cheaply. I want to build a solid, energy efficient home that is built the way my wife and I want.

Does that seem like an unreasonable expectation given ICF construction throughout, proper building techniques, modest cost 2-pane windows, natural gas heat, and a moderate level of building throughout (i.e. granite or similar countertops, but pre-fab cabinets with hard-wood fronts/doors)? No Skylights as named above, no advanced closet systems. I think we are going for reasonably priced materials with outstanding execution....

Going to go back to reading this forum more now... :)

Joe

Joe,

I am sorry to burst your bubble, but I think it will be difficult to build  a reasonable quality house that large for that kind of money.

Assuming you have the land already and you own it free and clear, the land is subdivided and you have a buildable plot with all the site engineering and approvals in hand.

First Questions to answer are
 
Site work:

Well or city water, septic or  city sewer.  Natural gas line?  Propane tank?
How long will the driveway be? 
Do you need to clear trees, etc.
do you need to pay to bring in electric and phone?  How far overhead or underground
What are the soil conditions
How much fill is needed

From this you can estimate all your site costs of building.


House questions.  I suggest you don't focus on the size of the house, but what you want in the house.

are there covenants or restrictions on what you can build?  If so what? 

Do you have a design already in mind?
How long do you plan to live there?  Retire in this house at some future date?   Universal design? Handicap accessible?
How many people do you anticipate living in the house?  Frequent or occasional guests?
Formal or casual dining and entertaining
Are you going to build on a slab or have a basement?  Finished basement
How many bathrooms, bedrooms do you need/ want? 
does any one work from home?
what do you want for flooring?
Do you have good solar potential on the site?
One story or 2 above ground

Lastly what are your skills and time availability?

Are you just going to  hire a builder and write the checks or are you going to GC it or will you just sub out parts and do all the finish work you self?  

From my perspective, the real cost savings in a house are simple efficient design, and  doing some of the labor yourself.  Don't think in terms of square feet, think in terms of what  things you need and want in a house.   Every time you see a room you like measure it and sketch it


Lots of homework for you.  We can help you, but you need to do more research first.

Good Luck,
Eric

Joe, My wife and I were at the stage you are at now about two years ago and can assure you there's quite a lot to consider as mentioned above.   Most architects I've talked to recommend evaluating the site first which may lend itself to a more pleasing and affordable design.  We considered SIPs, ICFs and stick construction and decided ICF was for us for similar reasons as you.  We will be building in the Kansas country so sturdy is better. 

We just tweaked our plans in Nov 08 and are just now really ready to start construction. 

You might read about concepts regarding "The Not So Big House" in a series of books written by Sarah Susanka, an architect.  Her website  www.notsobighouse.com

Also, if you're considering DIY or being your own general contractor check out the experiences of others at   www.ownerbuilderbook.com . 

And for a good series of home construction videos start with http://www.youtube.com/watch?v=CCmu9wQwbx4&feature=channel

Good luck!  Dave