Would anyone be willing to share their draw schedule for their ICF build? We are contracting 1 builder to do the shell and interior framing, and another to do the interior tradework. They are working together and have provided the following draw schedule, however the bank is warning me it seems very high and front-loaded, which is a risk. I'm not certain if this is due to the added cost of icf, or if they just are too small to have sufficient cashflow of their own, so are relying on mine? They are proposing: 1 Deposit at contract signing (no holdback) - 15% 2 Completion of ICF Foundation - 25% 3 Completion of exterior walls, trusses, roofing, shingles, interior framing, window and exterior door installation - 25% 4 Completion of mechanical rough-in (electrical, plumbing, and hvac, central vac) drywall, soffits, facia, stucco, stone work, concrete pads - 25% 5 Completion of contractors finish work including priming all drywall, interior doors and closets, master bathroom shower, faux beams in entry, electrical finish work, plumbing finish work - 10% A holdback of 7.5% of the payment value shall be taken at each payment

Are you self funding a major portion of the job in an escrow account or is this a full value construction loan?
Reason is most banks I've worked with wouldn't do more than 10% at close and while there is a rough draw schedule, it is tied to percent complete based on the cost breakdown submitted to the bank. They never release more than they think the value of what is done.

The deposit is basically his gross margin and will cover the holdbacks, draw 1 is about double, the rest of 1 he'll need for draw 4 scope of work which is way too low from a cost perspective but he'll need the cash to cover orders and draw 2 and 3 are about right based on an average move-up homebuild where I come from, when its done and he gets the final check he gets his margin back, how's that for internet speculation?

since every build, region, circumstances are different it's nothing more than speculation, but Im sure he's trying to build reserves early for cash flow and to account for holdbacks, why use his? He's a service provider, not a financier.

Is this ICF to the roof? Basement or crawlspace? What type floor system?

If this is an ICF basement/stemwall, and ICF to the roof, that is quite a bit of block and rebar. Depending on the floor system, you may have some added expense, then there is the truss order. I can see the bank seeing this as a flag if they are not familiar with the front loaded ICF materials costs...

We have 30% down, rest is funded through a builder mortgage.

Home will be 2 story ICF to the roof, plus an ICF basement.
Open web wood trusses for main and 2nd floor, poured slab for basement. Not included in his scope of work is my doing the millwork, flooring, and cabinetry

How much do the open web wood trusses cost you - including design, material and labor? What type of subfloor are you going to put over the trusses?

Well 3 levels of ICF and trusses for 2 floor systems is significant. A lot of block and rebar all ordered up front. The contractor is probably looking at a single truss design and order, and since the floor trusses will be needed fairly soon after the basement pour, that is another big ticket order placed near the front of the build. It might be your builder can provide some of these upfront numbers to the bank to help them understand the situation/justify their funding schedule request...

I'm in process of my basement-to-roof ICF. I had to front-load the cost of the windows (Zola) myself, as they required payment up front (and long in advance due to time to manufacture them) and my builder didn't have the funds to cover it plus the block and other up-front costs needed.

Here's the breakdown of the draw schedule I agreed to with my builder and what my credit union seems to have agreed to as well (don't have the actual bank draw schedule in front of me, but i'm fairly certain it's the same breakdown of %):

#1 - 15% - excavation, foundation, 1st floor joists/plywood
#2 - 30% - rough framing, trusses, roof sheeting, felt, shingles,
#3 - 25% - rough-ins (plumbing, hvac, electric), insulation, siding, doors, windows
#4 - 20% - drywall, paint, trim, kitchen, floor coverings, stone, septic
#5 - 10% - finish wire, finish plumbing, finish hvac, occupancy permit

Just an FYI, I take a deposit for materials on ICF builds, and everything else is billed on completion per budget. The reason I take the ICF deposit is to insure the materials are paid for, everything else is local, and subject to lien if unpaid.

Geergirl, I am sure I will draw some fire from my comments but here it goes anyway. I have only had a few houses built but whether it is a starter home in SC or a starter castle in PA, the general rule of thumb money is the means by which people address conflicts on a construction project so you have to have a budget that makes sense. Meaning that ideally, you should first have a rock solid contract and detailed scope of work. Secondly, do your homework on all contractors - contractors that stiff homeowners are usually the same ones that stiff their suppliers. Three, you absolutely need a contract - preferably one you had drafted. Next, have insurance. Then, try to keep upfront expenditures to a minimum and do NOT pay for any materials not yet delivered or work NOT yet done.

If I am building you a home on your land then I require a full draw up front to order materials.