Mztk1
Senior Member
- Joined
- Dec 3, 2006
- Professional Status
- Certified Residential Appraiser
- State
- Florida
From Central Florida and points south there is a lot of sand and the state ranks second in the nation in limestone mining due to these areas. Hence, cement is the local product and concrete block is the most often used and readily available.
In Northern Florida you will find as many termites but most houses will be frame because there is more timber available.
Look at a satelite picture of the state and at the right vantage point you'll see all the green areas towards the north going out towards the panhandle, and all the sandy areas from central to the south.
The same is true in other parts of the country. The SW uses adobe (traditionally made from mud, straw and manure but now asphalt or cement is usually added), Atlanta and up through the red clay states have a penchant for red brick. The northeast and mid-Atlantic states, known for their timber, use a lot of wood frame construction and even wood shingles are more popular.
There may be a 3% cost difference between Concrete block and frame houses in the M&S (comparing Stucco to Stucco), but it is a lot easier to build "fair" quality with concrete block than with wood framing or with masonry brick. You find a lot more fair quality construction and low quality construction houses in central Polk County that are built out of concrete block. Even newer tract houses in some parts are "fair" quality if you go by the definitions of fair in M&S. That is, moderate fenestration with inexpensive sash, some inexpensive trim with 4 in 12 roof slope or less, etc.
As far as hurricane resistance goes, both block and frame have to be reinforced correctly and either not reinforced will not stand up well, but frame is very capable of being built to the 120 MPH wind code.
http://www.flash.org/activity.cfm?currentPeril=1&activityID=180
As for termites, yes concrete block can offer some protection, but not enough so that the house should go unprotected against termites using bait system, etc. A good protection plan will protect the wood house equally as the block. A block house left unprotected can be a picnic for termites as wood is used in these type of houses and termites can tunnel through weak spots in the concrete block, which are more common than in frame because concrete block houses are more prone to settlement cracking. I have appraised concrete block houses with termite problems. One recently that was only 10 years old.
Personally, when I see someone put CBS under quality in Florida, and then use a comp that says "Frame" and they make a quality adjustment, it bugs me. To me the difference is really a matter of appeal. Buyers in Central and Southern Florida have developed a preference for block, really because that is what the builder's sell (how many people believe insulated glass in Florida is "overkill", reciting the sales pitch of builders who are trying to cut costs?), what is traditional, what they are used to, and what folklore has developed stories around as being better. But all in all it is a matter of appeal, not quality. When measurable, which I know it can be in some markets, I make it a matter of design, like "CB Ranch" and "Frm Ranch", and make the adjustment there.
In Northern Florida you will find as many termites but most houses will be frame because there is more timber available.
Look at a satelite picture of the state and at the right vantage point you'll see all the green areas towards the north going out towards the panhandle, and all the sandy areas from central to the south.
The same is true in other parts of the country. The SW uses adobe (traditionally made from mud, straw and manure but now asphalt or cement is usually added), Atlanta and up through the red clay states have a penchant for red brick. The northeast and mid-Atlantic states, known for their timber, use a lot of wood frame construction and even wood shingles are more popular.
There may be a 3% cost difference between Concrete block and frame houses in the M&S (comparing Stucco to Stucco), but it is a lot easier to build "fair" quality with concrete block than with wood framing or with masonry brick. You find a lot more fair quality construction and low quality construction houses in central Polk County that are built out of concrete block. Even newer tract houses in some parts are "fair" quality if you go by the definitions of fair in M&S. That is, moderate fenestration with inexpensive sash, some inexpensive trim with 4 in 12 roof slope or less, etc.
As far as hurricane resistance goes, both block and frame have to be reinforced correctly and either not reinforced will not stand up well, but frame is very capable of being built to the 120 MPH wind code.
http://www.flash.org/activity.cfm?currentPeril=1&activityID=180
As for termites, yes concrete block can offer some protection, but not enough so that the house should go unprotected against termites using bait system, etc. A good protection plan will protect the wood house equally as the block. A block house left unprotected can be a picnic for termites as wood is used in these type of houses and termites can tunnel through weak spots in the concrete block, which are more common than in frame because concrete block houses are more prone to settlement cracking. I have appraised concrete block houses with termite problems. One recently that was only 10 years old.
Personally, when I see someone put CBS under quality in Florida, and then use a comp that says "Frame" and they make a quality adjustment, it bugs me. To me the difference is really a matter of appeal. Buyers in Central and Southern Florida have developed a preference for block, really because that is what the builder's sell (how many people believe insulated glass in Florida is "overkill", reciting the sales pitch of builders who are trying to cut costs?), what is traditional, what they are used to, and what folklore has developed stories around as being better. But all in all it is a matter of appeal, not quality. When measurable, which I know it can be in some markets, I make it a matter of design, like "CB Ranch" and "Frm Ranch", and make the adjustment there.
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