House building subcontractors

rsaint · Mar 20, 2018

I see you are doing sip panels for roof/ceiling, the homes and shops I have been involved with the owners would shy away from them as the rain sound is horrific. These were on 8'' panels with tin on roof cannot remember if it was strapped first.

sledn · Mar 20, 2018

mathrulz said:
I have ICF from the foundation to the top rafters right through... If you plan your layout sufficiently there’s usually not much plumbing to run in the exterior walls (keep it in the floor joists), and electrical, dry walling, etc is super easy - way easier than with a studded wall I’d even argue.

Drywallers ,framers, exterior guys, finish carpenters and electricians will add thousands each to the price as compared to stud walls...not anywhere near as fast or simple to do. Worked on many ICF homes.

LennyR · Mar 20, 2018

ICF basements are no doubt a better choice , especially if you're keeping it for a while. Better in summer and in winter, and it'll become more apparent on the really hot summer days. And to the cost thing , yeah the trades may add a few $ on, but you pay more for a Cadillac than an Impala also, there's a reason. And you bet , the integrity if the wall can be dependant on the pour , which is dependant on the guy doing the injection, and the concrete supplier., just make sure you get someone experienced and capable.

niner · Mar 20, 2018

Here’s another option for insulating your foundation. Doubt you will find anyone to pour this style for you though. ICF works but mice are a problem. Make sure who ever backfills knows what they are dooing.

09 arctic cat m8 · Mar 20, 2018

Icf are great until you drywall them trying to find them little plastic straps are a joke

Lunch_Box · Mar 20, 2018

rsaint said:
I see you are doing sip panels for roof/ceiling, the homes and shops I have been involved with the owners would shy away from them as the rain sound is horrific. These were on 8'' panels with tin on roof cannot remember if it was strapped first.

Our roof panels are 10.25" thick, then a cold roof with asphalt shingles. I can see a tin roof being noisy as you dont have the attic air gap to absorb the noise.

Lunch_Box · Mar 20, 2018

niner said:
Here’s another option for insulating your foundation. Doubt you will find anyone to pour this style for you though. ICF works but mice are a problem. Make sure who ever backfills knows what they are dooing.

Can you elaborate on mice and make sure people back filling know what they are doing.

Lunch_Box · Mar 20, 2018

sledn said:
Drywallers ,framers, exterior guys, finish carpenters and electricians will add thousands each to the price as compared to stud walls...not anywhere near as fast or simple to do. Worked on many ICF homes.

Thankfully all of the exterior of the ICF will be back filled so no exterior work to do. Inside will have no plumbing through the walls and just electrical, so not to bad. As for the drywall that will all depend on how straight the walls are after the pour. I plan on over bracing the walls and making whatever adjustments are needed to keep them straight. I know it wont be 100% perfect but always ways to get around any issues when it comes time to finishing the basement.

sledn · Mar 20, 2018

Lunch_Box said:
Thankfully all of the exterior of the ICF will be back filled so no exterior work to do. Inside will have no plumbing through the walls and just electrical, so not to bad. As for the drywall that will all depend on how straight the walls are after the pour. I plan on over bracing the walls and making whatever adjustments are needed to keep them straight. I know it wont be 100% perfect but always ways to get around any issues when it comes time to finishing the basement.

Basement only ICF is much easier than up to the rafters.

niner · Mar 20, 2018

Lunch_Box said:
Can you elaborate on mice and make sure people back filling know what they are doing.

Mice love eating styrofoam. Problem with ICF you have no idea if there is small pockets of honeycomb. Perhaps concrete got hung up on rebar or the plastic leaving a small void. If the backfill guy tears your outer protective layer ( blue skin) that can help the rodents in. If the outside is not water tight, water will penetrate the ICF and follow the plastic ties, giving you a wet basement. Problem every ICF guy on here will say “ that never happens when I do it “but I’ve seen some hack jobs when it comes to ICF. When done properly it is a good product, but a good old fashioned concrete basement is still the route I would recommend. Gorgeous house by the way.

Lunch_Box · Mar 20, 2018

niner said:
Mice love eating styrofoam. Problem with ICF you have no idea if there is small pockets of honeycomb. Perhaps concrete got hung up on rebar or the plastic leaving a small void. If the backfill guy tears your outer protective layer ( blue skin) that can help the rodents in. If the outside is not water tight, water will penetrate the ICF and follow the plastic ties, giving you a wet basement. Problem every ICF guy on here will say “ that never happens when I do it “but I’ve seen some hack jobs when it comes to ICF. When done properly it is a good product, but a good old fashioned concrete basement is still the route I would recommend. Gorgeous house by the way.

Thanks, I spent sometime designing it myself before finding a company to do the build. Few things got changed to keep it in budget but overall its pretty much our dream house, wife got her house and I got my shop.

Ill make sure to keep a look out for those areas that you have pointed out with back fill and pouring the cement. We will have an Advantage ICF adviser onsite during the pour so hopefully all goes well. The house package from Precision Craft includes the ICF waterproofing so I will have to see what kind of product they offer, but it seems like they tie it into the weeping tile quite well. But like you mentioned it all comes down to the installation, if its installed poorly a great product wont perform as it should.

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