I'm considering ICF construction, including having radiant concrete floors in a 2 story home and flat concrete ceilings over a small portion of the second floor. Its a timber frame home with a high vaulted second floor living room (wood beams and ceiling) with plenty of glass windows - and windows along the entire back of the house (master bedroom, living room, dining, guest bedroom). The bottom floor is actually a daylight basement with numerous windows on the back side of the house. All of these windows are facing waterfront and North. I have no desire to minimize the number or size of these windows due to the views. The entire house is just over 6,300 square feet, including an attached garage. I'm not only looking for maximum energy efficiency (vs. wood framed), but also, security, sound proofing, longevity, etc. So, I'm thinking some (possible) steel framing and extensive concrete (vs wood) will be required for some interior walls, ceilings, etc. Thick ICF possibly. At present I have a stock houseplan in mind. But, it is currently not engineered for ICF, etc. I'm also looking at geothermal possibilities, solar, generator, etc. One thing I'm considering is not only the standard high efficiency windows, but also increasing the overall security of the home by installing 1" thick bullet resistant windows (or simply just break resistant windows at a near-normal thickness). High security doors would also be added. I'm also thinking of an individual room that includes ballistic resistent paneling. All of these elements would seem to require several experts vs. just a standard GC that is familiar with ICFs. At the same time, I'm still developing in my own mind my needs, budget, etc. At this point I'd rather dream big then scale back if I need to. Any advice concerning this? How about 1"' thick laminated glass windows vs. high efficiency windows? Or, would it be a combination of BOTH (if the wall thickness is 12" thick or so). This may be too cost prohibitive or cause moisture or egress problems. But, I could also isolate my more "secure" idea to a single room. There is part of me that thinks these 1" windows would not only have security benefits, but would be nearly soundproof in their result. Thus, a very quiet house. Just pencilling out some possible ideas at this point. Thoughts or ideas?

I am a Florida licensed GC with extensive commercial and residential experience, currently building a combination ICF/Standard concrete 10,000 sf three story home for a client in Kansas. We are utilizing geothermal heat and we have included windows and large custom 2 3/4" glass doors (for the view) with a 9.1 r-value. Windows on the coast of Florida must resist an impact of a 2x4 at a speed of 60mph. I have built in many areas around the country and could help you walk through the maze of information. I can be reached at [email protected] if you want to discuss this in detail.

Its a timber frame home

Timber frame home PLUS ICF? You can do it, but you might as well throw cost out the window. It's like building the same thing twice.

I have no desire to minimize the number or size of these windows due to the views.

Don't know what direction "waterfront" is to you, but with unrepentant Northern glazing you are getting well off the green and or energy efficient track.

The entire house is just over 6,300 square feet

Ummmm.....

I'm not only looking for maximum energy efficiency (vs. wood framed), but also, security, sound proofing, longevity, etc.

With where you're heading, you are going to need the ICF......

So, I'm thinking some (possible) steel framing

If you are talking about structural members, you can probably count on steel and concrete composites to do the same thing. If you are simply talking about interior partition walls you have added yet another specialty subcontractor to the list.

1" thick bullet resistant windows

Hurricane-resistant glazing can be had, but actual bullet proof glazing and "standard" or energy-efficient windows don't go together in the same sentence.

High security doors would also be added

Just a matter of paying attention to the directions the door can open during design and what kind of doors you buy. And how they are set.

I'm also thinking of an individual room that includes ballistic resistent paneling.

As long as you know what the cost of it is.....

All of these elements would seem to require several experts vs. just a standard GC that is familiar with ICFs.

Hold that thought.....

I'm still developing in my own mind my needs, budget, etc.

You keep mentioning cost.... Everyone has a budget, even NASA and the DOD.

How about 1"' thick laminated glass windows vs. high efficiency windows?

You couldn't have anything resembling a regular residential frame (opening) window with 1" glass.

Do you have some ideas about cost per square foot to build at this stage?

I would also considered poured concrete walls with foam in the center. Or SCIPs (foam with sprayed on concrete).

What part of the world? Do you mean ICF with a timber-frame look, beams and such? You could improve the windows' performance and security with window film. I used steel framing for interior walls on my own house, the one thing I may do with wood in the future. If the house was ICF the whole thing is secure, except for the windows.

There is a home in Maine that is constructed with a combination of timber frame and ICF construction, super efficient and great looking. This is very doable construction along with the high efficient and hurricane rated or bullet proof windows. Ballistic paneling and whatever else you need is also possible depending on finances available. FYI, the glass would be greater than 1" thick to obtain both ratings. Please contact me on my email at [email protected]

It's for a Pacific NW location. To clarify, the home is only "timber frame" in the living room (second floor). It's a two story room with extensive use of wood beams going just about every direction. It's a rather large room with a multitude of beams. This also extends to the exterior (just outside of this room to the North and South). The other parts of the house are normal construction as far as I can tell (although with lots of wood trim to continue the timber frame "theme"). The bulk of the windows would be facing North, as this is the direction of the water views. I can't do anything about that. Because the bottom floor is a daylight basement, the South side of it is below ground essentially with no South facing windows. The South facing windows on the main (second) floor are actually very limited (closets, bathroom, entrance, study). Again, the views are to the North. The only reason I ask about two types of windows being used simultaneously is because I wasn't sure if 1 - 2" thick windows (bullet resistant) had the thermal properties that high efficiency (double/triple pane) windows have. I'm also concerned as to the appearance of this type of thick window, especially as most window home styles aren't 100% glass (paneless) from top to bottom and left to right. Without wood pains it'd look rather commercial / industrial in my opinion. It could be that only 1 room gets more attention to window security, such as the master bedroom. The entire budget is flexible and a cost/benefit analysis would likely be done during the design stage. Sort of like going to a car dealership and seeing the best cars... then realizing you're willing to spend a little extra to get a certain options package... then sacrifice somewhere else. Sometimes you're willing to spend more & sometimes not. I've envisioned ICF on all exterior walls and possibly a couple of interior walls (sound proofing, support, etc). But, with a tremendous amount of windows facing North I'm thinking "walls" of windows will require steel or wood framing at various portions across a 15 - 20' room's exterior wall. I'm thinking steel for security & durability over the years. Thanks for all of the input and contact info as I ponder ideas.

Two years ago, I designed and built a 30' wide operable glass door system in Florida utilizing structural steel framing for the primary support. If interested send me your contact information as noted previously.