Posted By lkazanov2 on 12/05/2008 12:28 PM
We are in Western Maryland. We have decided on either TF system or Quadlock (both panelized systems). Still TBD. We have about 55 corners (many 45's). I agree with your thoughts but I am also confident in what I can or cannot do. I also have "consultants" who agree to come as consultants for questions and for the pumping. They are aware of the install and bracing to be done by me. No close distributors. The ones that I have been in contact with either encourage purchasing commercial bracing or making bracing from wood. I am considering being an ICF spec builder so who knows maybe the bracing investment will be fruitful. But it would also be comforting to know that I can sell the stuff as well.
I appreciate your feedback.
Leonard
All right, STOP!
Just to let you know .
At 55 corners you need 2 braces on each corner thats 110 and a brace every 7' so add +20=130.
I have worked with both of the systems you are looking at and this would be a hard build for any one.
This is your first build, and it will get away from you with out all of this bracing in place.
A plan like this is what makes icf cost more than stick frame.
Now the cost of bracing is so irrelevant here, (you need to keep the wall strait)its the plan that was at fault here.
Any installer can see the what is going on here, you are not alone with your problem.
When you cut your walls up and turn them in and out every 5' because an architect thinks this will look good. The home owner has looked it over and has paid for the drawings and has fall in love with the plan.
Now you ask how much will it cost to build?
The price of the roof alone is $15,000.00 more then a 6 corner house.(ask the truss company and the roofer)
Now the siding has to be all cut up from 12' lengths and more corners on the job (labor is higher and so is the price)So add $10,000
Are you seeing what I am seeing here or are you just in love with the plan?
I will not try to change you plan if I am bidding on it, Because it's what you say you want and what can I do just tell you this is what it will cost.
Now the home owner gets all the numbers in and see he has to cut the price down.
Well I can build the walls! ( The biggest savings on the project) And the just stack and pour sales people will say you can do it, But they will not stand behind the work.
Everything in the build works off the walls and when they are out of place (and this happens a lot on icfs done by new bits) now the price you saved on doing it your self is gone and you will even pay more than you would have to have a pro come in and do it.
Now its the icf that is to blame its junk and its to hard to work with, the stack and pour guys checks in the bank and he can't fix it, he did not do anything wrong. (BS)
Its not the exception here, its what I seen way to many times.
First lets look at the 55 corners, why? Curb appeal, that is an opinion that I can't wrap my head around at that price tag. Their are so many other ways to get the same curb appeal or Even more.
If we get down to 12 corners now we have the money to do so much more than before.
This is a easer and less costly build and a new bit will have an easer time and better end product .
Now 30 less braces at $140.00 roof 15,000.00 siding 10,000.00 you do the math.
Now lets look at having a pro come in and his bracing system is in the bid.
do you see what I am getting at here or is the 55 corner build still in the way?.
My numbers are high but the point is icf's go up in price with every turn of a corner and so dose you building even with stick build.
TF will turn easy I have worked with it , its not a bad block for that many corners.
Just brace it a lot.
Just the way I see it , I hope it helps you see this in a new light.(May be go back to the drawing board)
Find a icf contractor and ask him for input on the build and foot print with price in mind.