https://www.familyhomeplans.com/plan-51489 I am considering building this plan on my property. I will be using a GC, and there is an ICF supplier nearby advertising that they do turnkey ICF buildings. I want opinions on this plan's compatibility for ICF construction before I contact the ICF builder. My concerns are the following- 1) Flat roof. I know a flat roof is possible with ICF panels designed for it. The reason I am considering a flat roof design is that it seems to offer better tornado protection. It also seems like it would be less expensive than using a traditional sloped ICF roof. 2) Do you think this plan is too small to attract a GC/builder? I realize GCs are more prone to larger projects for the additional profit, so I am concerned they may pass on this smaller house. I would be in no hurry, as I already live on the property, and there is no rush. 3) Is going vertical going to be less expensive than a ranch style? I am thinking there would be fewer footings required and less roof area. 4) I have electricity on site at my current house, but I want this house to be off-grid. Would the builder be able to tap into my current power while building? I am going to build this house and then tear down the existing house. It is in poor condition. 5) Is it true that I should expect to spend 10% more for ICF, or is it more? 6) Is it true that ICF homes are much quieter than a stick-built home? I have a neighbor who is quite loud at times (loud ATVs and vehicles). The reason I am looking at this particular plan is that the left wall has no windows, and that side would be facing the neighbor. I am planning on reducing the number of windows to reduce interior noise. I am also planning on using laminated windows on all the windows. Thanks for any info you can provide. My goal is a very energy-efficient house, which is also very quiet inside.

1) Yes
2) Probably
3) Yes
4) Yes
5) Maybe, but if you did this easy and trival ICF construction yourself, you could likely save over 50% from hired 2x construction.
6) Yes

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Cheers,
Gayle

Go with single unit windows not double. Your over doing the glass. The biggest problem I have with customers is having them cut back on the glass. You definitely need a window in the bath. I have a 17 by 48 in my bath, casement. Plenty of light for a 10 by 10 room. Is it your intention to park 2 cars in the garage? If not go with a smaller door. 1992 hurricane Andrew showed what a big problem double doors created. I'd skip the concrete roof. In your area probably no one has installed one. Set the joist in Burmon hangers. The key is screw the deck sheathing down not nail it. Add more insulation to the outside wall. Every manufacturer has ways to increase the exterior r-value. Your going to this trouble increase the insulation in the exterior walls.