In general are ICF builders usually General contractors also? Or do most of you builders just do the ICF portion and someone else is the GC? I plan on using ICF but it seems like most of the contacts I have had just do the ICF portion. My question is should I hire the ICF builder myself and then bring in the GC or pay the GC 15% to oversee the ICF portion which he/she may know nothing about? I guess my concern came after reading the post about the warped hardiplank and who is responsible for it.

I would like to also hear from homeowners and how they went about hiring GCs and/or ICF builders. Is there certain things one should make sure is in the contracts as to who is liable for what?
Thanks

It could go either way; in my seminars I even explain why ICF contractors should do the ICFs for competing contractors!

However, {pay the GC 15% to oversee the ICF portion which he/she may know nothing about?}, this approach may not win you any accolades from any builder you deal with. Example, some GCs are not very learned about electrical, or metal roofing.....when you use a GC, you pay for the service available under one roof. The insurances, the scheduling. material buyouts, etc., etc... You may just find the GC who believes in ICFs and wants to get involved more than just one house!!

If you post where you are located you may find that many ICF/GC builders are available in your area who are very knowledgable on ICF.
The other option is to talk with the ICF supplier that you will be buying your ICF from they should have several builders in your area as well as GC's.
What ever way you decide to go make sure that the ICF supplier will have some one available to work with the builder who will be doing your ICF.

Yes in regards to liability make sure that the builder/GC that you choose has an agreement to be responsible for what they are doing.

I began as a GC building homes and small commercial many years ago, I then chose to add ICF to my business, in doing so it opened several new doors for me, instead of having to compete against others GC's for the job it became my upper hand of using ICF's to gain the project from start to completion as well other GC's use me for their ICF work. Usually working as the sub I make it part of the agreement (for a nominal fee) to work with the other subs if they are unfamiliar with ICF and help them through the learning process. Most ICF manufacturers produce details in regards to additional product placement such as MEP Rough In's, Drywall attachment, and Siding, Stucco or Brick facades, unfortunately I don't think anyone has produced one for Hardi as mentioned earlier. Hiring the ICF contractor than the GC may create a liability issue, pending how the contract is written, I have done work this way and my contract was with the owner as the GC was not familiar with both me and ICF's and wasn't prepared to be held responsible for something he had not used before, understandably so, at the same time this created grief for the owner as there was now two prime contractors on the project (more or less he was the GC or owner/builder) and became extra work for him co-ordinating between me and his GC, neither of us worked simulatatiously on the job so he did not get the benefit of learning about ICF's and how to deal with R.I.'s and finish, he had to rely solely on the information from the owner, if the owner omitted or forgot to ask me a question it held up portions of the job. In most cases the ICF distributor will attend and work with the other trades as well if needed, the owner on this particular job purchased the material directly from a product distributor who did not support the job after the sale, which I believe is unusual, most distributors should be available to help make a great project happen, but don't always count on it.

Chris

Chris
A nice approach, and exactly one I encourage people, both homeowners and other contractors, to consider using.

One way you may expand your endeavors is to gather as much additional ICF information you can from such sources as the ICFA, PCA, Building Systems Councils, NAHB, magazine articles, etc., so you can have this info from outside sources so the contractor understands that this is not new experimental technology....but is becoming more mainstream every year!

Once they use you for a project, even though they have no intent of doing it in-house, that is how you can build up more ICF exposure!!

I look at it this way, "Why not do the ICF portion of a project for another contractor? It improves your exposure in the ICF field, and you didn't have the job anyway, so why not take the specialty portion and make money!"

My opinion is that in custom residential work someone should be on the job from the beginning who understands the completed project and how all the trades are to fit together.  There are always judgements to be made and the one who should make them is the one who is in charge of the total project.  That should be a general contractor or his site supervisor.  No one is skilled at all subtrades, nor need he be. 

The general contractor will also control all of the business aspects, money, insurance etc.

John

Actually, I went the U-Buildit route and am very happy with the result so far. I am approx. 2 months out on completion and figure I have probably saved 20-25 % on the cost of the home. I have a full time job but have managed to GC it myself with only a couple hiccups. U-Buildit has been pretty good to me so far and I have been very happy with their subs. They basically walk you through acting as the GC. I may not even need them for my next home if there is going to be another. The ICF company I hired was responsible for everything from the basement floor up to the top of the top floor. When my inside wall guy started, he stated one wall was a little over a 1/4 of an inch off. I reckon that's not a bad job. May not be for you but it is certainly an option to look at. They are all over the U.S. so you may have one in your area.

Bret

Thanks Guys
I will be building in Metamora, MI. It is about 40 miles N of Detroit. From what I gather I may as well pay the GC 15% for at least peace of mind.