I think many builders would take offense to: "all builders will always cut corners and cost"

most builders on this forum building with ICFs or SIPs are not cutting costs, they are instead providing a superioer product to their customers

Actually, many builders DO cut costs- because they are driven by the customer to do so. A builder who won't compromise at all will have a hard time keeping busy in most markets.

Rats are a big problem in FL, too. They ate right through our roof deck, shingles and all, to get inside.

The objection is to "all"

Home owners and voters almost always get the results they deserve. And then bitch afterwards.

There isn't a builder out there that would not rather have the profit on $100.00 bucks then on $10.00. Let them build you the best house possible and then see instead of always going with the lowest priced product or builder. We can see why OP has not got issues with builders/trades. Good research, fair prices paid.

Roof penetrations almost never leak if properly flashed with neoprene flashings. Many reroofs are done reusing the original flashings.
There is both plastic, aluminum and cement mortar closures for all gaps in roofing tile. Properly done, roofing tile should be much more rat resistant then asphalt.

Pigeons are beautiful bird. Why use clay birds when you can use the real thing.

Posted By Lbear on 07 Oct 2013 12:20 AM
builders will always cut corners and cost

I was speaking about large scale builders and/or spec home builders. I've seen their budgeting and they calculate for every single piece of OSB and 2x4. If they can save a few bucks on each project, multiplied by dozens or hundreds of home, they will do it. They will build to code minimum because they don't see a ROI for going above that.

There are some builders, many of which frequent this forum, that will not cut corners or compromise on quality to save a few bucks. To those builders, I tip my hat. No offense intended to those builders.

Getting back to the tar paper comment on the roof. If they can get away with applying one layer of tar paper to save them a few bucks, they will. Rarely will that type of builder ever go above code or applying something better.

Getting back to the roofing issue and warranties.

Martin Holladay, Building Science expert stated:

"Fortunately for contractors, the roofing warranties are almost worthless, so this issue doesn't matter too much."

So take any 50-year warranty with a grain of salt.

If the roof starts to leak 10 years from now, chances are the roofing company no longer exists, if they do, there will be a lot of arm twisting going on to get them out to fix it under "warranty".

Posted By jdebree on 07 Oct 2013 07:00 AM

Rats are a big problem in FL, too. They ate right through our roof deck, shingles and all, to get inside.

They do the same thing here in Phoenix. Usually the path they take is up the downspouts and they then use the gutters as scaffolding to get to the roof area.

I think it takes metal and/or concrete to defeat rodents and termites.

Rats and other rodents will not be able to get thru our StuccoMax or PlasterMax. If you live in FLA and would like a sample, please let me know.

Posted By ICFcoatings on 09 Oct 2013 01:55 PM
Rats and other rodents will not be able to get thru our StuccoMax or PlasterMax. If you live in FLA and would like a sample, please let me know.

It can be applied directly to EPS foam without wire lathe, correct?

Can it be applied to hard metal surfaces?

 

Posted By ICFcoatings on 09 Oct 2013 01:55 PM
Rats and other rodents will not be able to get thru our StuccoMax or PlasterMax. If you live in FLA and would like a sample, please let me know.

Wish that was true. Norway rats will go through 6" of solid concrete. Like other rodents their teeth keep growing and they have to gnaw abrasive material to keep them manageable. They often return to the same gnawing hole to grind down their teeth. Search "rat gnaw concrete"

It has been a little while since my last update. We moved in last month, so I figured I'd post a few updated pictures for those interested.

A couple pictures of the entry.

The game room and game room balcony.

Some pictures of the tower skylight and a view from the master bedroom.

I really enjoyed designing and building our dream home. I know I've been blessed. I have absolutely no regrets on going with ICF and appreciate the information I was able to learn from those who contribute to this board. I wanted to give out a special thanks to my engineer Jerry, and ICF sub Cameron. They both visit this board on occasion, and I appreciate all their help!

looks great congratulations on your new home.

OMG. What's the story of the skylight?

Awesome home. Congrats on the finished results.

When is that house warming party?Are GBT forum members invited?

Posted By ICFHybrid on 21 Apr 2014 10:04 AM
OMG. What's the story of the skylight?

I had wanted to put a dome skylight in the tower (at the attic floor level).  I was looking for ideas while working with the engineer during the design process for the house.  I was searching on line for just a new stained glass pattern skylight, when I happened to run across this particular antique one for sale and fell in love with it.  I purchased the item almost 2 years ago and kept it crated up in my garage for 18 months before installing it in January. 

The skylight came from a chapel out of a masonic hall built in 1906-1909.  It was basically a residence for widows, orphans and elderly.  The building was briefly a dormitory for a Catholic college before it fell out of use and into disrepair, and the skylight was taken out and loaned to a church.  When the church building was going to be taken down, the Masons took back possession of the skylight and apparently put it up for sale through a dealer. 

I did a little bit of research and found some information on the original building it came from:
http://www.scoutingny.com/inside-an...tappan-ny/

It was a great find and makes the house a truly one of a kind ICF home.  It is an amazing piece of art and a centerpiece in the house.  Plus it makes a wonderful 10ft diameter night light.  I have some supplemental LED lighting above it and keep it dimly lit all night long.

Thanks for all the congrats.  I am definitely happy with and proud of my little project.  I think it turned out pretty well for a rookie.  Lbear, if you are going to be in the Dallas area with some time to kill, feel free to message or email me.  I'm not opposed to showing off the house a little for those really interested. 
  

A couple pictures of me installing the glass panels.





The dome lit up at night.

The skylight came from a chapel out of a masonic hall built in 1906-1909.

It's a hundred years old? OMG. OMG. In an ICF home, it can become 200 years old.
The supplemental LED lighting on it was a great idea.

I'd be afraid to put this stained glass in a stick home.  But with the tower, all the exterior walls, and floors done in concrete, I don't have any concerns for its safety.  Between the storm shelter, the foundation / piers, and the rest of the house, there is a little more than 1,000 yrds of concrete in the structure.

I got my first electric bill living in the new 8,800 sqft ICF house.  I know there are a lot of variables year to year, but the bill for the current month was $211.  That compares with $324 for the same month last year in the 2,400 sqft stick house.  I'm estimating my bills will average under $200 for the mild months, and under $300 for the mid summer and mid winter months (vs $200's-$500 range I had last year in the little house).

That's a really beautiful home you've built. Congratulations. It's good to hear about the savings on electricity. Gives us hope to do the right thing building an ICF home soon as well. Thanks for sharing.

Wow! Incredible project. Thanks for sharing.

CB.