Insulated Concrete Form (icf)

[Paul Holzschuh]

I am working on an appraisal in the Panhandle Area of Florida, and the subject is planned construction using Insulated Contrete Form construction. I am somewhat familiar with the type of construction, and the some of the advantages and disadvantages. My question is: Is there any information on a buyer's reaction to this type of construction? Has anyone else had to appraise this type of construction?

 

[Pamela Crowley (Florida)]

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A couple of good threads about this:

http://appraisersforum.com/forum/index.php...%2Bconstruction

 

[Mr Rex]

A simple question for an appraiser. Will the average buyer pay extra for this system? You probably can't find data to back up initial response to the product that indicates a superior material. In theory, great stuff, in the real world, more expensive than conventional framing. Oh,and by the way, termites and carpenter ants enjoy the ease of infiltrating this stuff. I have a insulated concrete form from the 80's that illustrates the product, and it's shortcomings. God bless you if you ever have to appraise this,

 

[Ted Martin]

Probably no value difference since most buyers only purhase the top 1/64 inch of home. If it looks good it must be good.

 

[TEL2002]

Michael,

Please explain more about the infestation problem.

I would have thought it would be very similar to a concrete basement wall.

 

[Farm Gal]

TE:

I'd also be interested in Michaels response!

I can tell you that I have seen framed walls with Foamboard/Styro insulation which had been abused... firewood piled outside and you guessed it, that made for a NICELY comfortable home for a set of BOTH bugs... The end basement wall on this one place I will never forget, was riddled with nests and runnels and the bugs had gotten as far as the floorjoists: taken out some of the upper level structure and plywood subfloor (which was how the damage was discovered) There was NO visible interior or exterior evidence... no tunnels or other major cues... the bugs were living in part on condensation IN the wall :blink: .

The insualtion was an mid 70s early 80's remodel and may have had cellulose (woodfiber) components, significantly more attractive to termites and carpenter ants than the TRUE styrofoam used in most modern ICF construction.

~~~~~~~~~~~

Becuase of seeing such problems, I did no small amount of research prior to building the below grade ICF basement wall properties we designed... In our case the below grade area was primed and then had a full 1/4 of tar backed plastic on ALL below grade exposed surfaces. PURPORTEDLY this forms a fully impenetrable barrier: the bugs do not like full petrochemical products. Supposedly also the foam was NON attractive to bugs, however ANY easily masticated product can become a hideyhole (or lunch) for wood destroying insects (and animals too) .

That said, I have carefully inspected (and I don't mean 'viewed' ) the exterior and interior of many homes built of ICF above and/or below grade and have yet to see or hear of any bug problems with any properties built after say 1990. MOST had termite treated soil however... and that may have something to do with the LACK of observable damage. Or it could just be hidden.

No buyer reaction that's for sure.

 

[Oregon Doug]

We have been using them out here for years now with no known problems so far (this is not termite country). It tends to be used on the higher end homes out here & the builders that I've talked with about it feel that while the material (form blocks, re-bar & concrete) add up in expenses, the reduced labor costs make it worth while (these builders build higher end homes).

I've appraised a 3 story & full basement custom home that was built entirely of the stuff. The builder told me that his only issue was that once the styrofoam blocks were stacked, that only one level could be poured at a time to avoid a "blow-out". Once the house was finished with siding on the exterior and drywall on the interior, you couldn't see any difference between it & a typically framed house.

So far, I haven't seen any market reaction to it - good or bad.

Oregon Doug

 

[TEL2002]

Lee Ann,

Since you are in the midwest, you should travel to Cleveland and see the operation and building product of TechBuilt Homes. Very, very interesting. They will deliver anywhere in the US. Can build in size/shape/style home. I saw a 2 story SFR and a 4 story condo complex they were building. All metal and a styrofoam like product. Very solid, 12" thick, any kind of exterior siding you want, typical drywall on the inside.

 

[Farm Gal]

TE:

I built two houses in 1994 using ICF for belowgrade, standard wood truss for floor and ceiling and those Styro-steel prefabs for walls. We had clearspan main level and extra deep also clearspan basements. Wanna move a wall? JUST DO IT! Check for wires and get our your demo sledgehammer.

Neat homes and WOW! on the energy cost savings. We used RADVA company for the above grade wall prefabs. (Not sure if they are still in bidness or not They had organization 'issues').

RADVA had locations in Guam (where I first ran into the stuff) and a mainland operation in Colorado. Hubby and I and three guys from LaborReady 'framed' the exterior main level walls for two houses in ONE day. Yeah there are some REAL labor cost savings involved .

I would like to take a look at the company you describe! I just may go back to building this appraisal stuff is getting ugly. Thanks!

 

[TEL2002]

Lee Ann, check out www.techbuilt.com