ICF house

[isu22andy]

Looking at buying a house that’s about 20 years old built with ICF insulated concrete forms from the footings to the rafters. Any concerns with these build types other than the obvious issues like remodeling makes things difficult , and hanging heavier items on walls might be a bit more difficult ?

Also it has infloor heat on both levels with a boiler system on natural gas . I assume these are pretty bullet proof .

It’s a very nice place but I’m concerned with the longevity/reliability of both these items .

Run or consider it ? Any real world advice helpful .

 

[Steiny77]

I think the points you brought up are the obvious ones.
So long as they put all the rebar where it was supposed to go, footings were good, waterproofing and drainage was done right, etc. they make a pretty nice house. At 20 years old, if there are issues, they should be evident. If you have a builder friend, have them take a look at it with you.

 

[Nuts]

I have worked on tons of ICF houses over the years. This would be one of my top 2 choices of construction. There will be plastic strips that the drywall was hung on. With a magnet you can find these screws hopefully. I can typically find where the screw finishing was if it isn't textured. In any case they then run 8" or 6" on center. They should hold some pretty heavy things. You could also use a long tapcon and hit anywhere. I would run a volt detector first to be sure you are not hitting wires if near any where electrical is fed. I have not seen or heard of issues with an ICF house related to ICF.

 

[Pagosa]

Ive built several frost/basement walls and my home from Logix and Nudura ICFs. They are basically bullet proof, wont burn, high seismic rating, great insulation value. Compared to conventional framed house of todays lumber its night and day difference.

 

[Elktrack]

I’ve got a couple of friends with the exact set up you’re describing and their homes are extremely efficient. The radiant heat with the ICF walls is impressive. I wouldn’t think twice about buying a home like that. Actually, it might make me more interested in it than a stick framed home…

 

[Addicting]

Does that type of foam break down over time?

Not ICF but we are required to use insulation on basement. We used 1” pink board and it has broken down over the last 20 years. What was an inch is now full of holes anywhere the sun/uv hit it.

 

[buckbull]

Does that type of foam break down over time?

Not ICF but we are required to use insulation on basement. We used 1” pink board and it has broken down over the last 20 years. What was an inch is now full of holes anywhere the sun/uv hit it.

Is this on an unfinished basement walls with foundation windows allowing sunlight to hit?

 

[Addicting]

Is this on an unfinished basement walls with foundation windows allowing sunlight to hit?

No, to the best of our knowledge it only happened on the exterior. The interior is closed in so you cant see anything.

 

[rogerthat]

No, to the best of our knowledge it only happened on the exterior. The interior is closed in so you cant see anything.

Foam doesn’t hold up to the sun. You got to cover it including icfs

 

[noharleyyet]

How Time Impacts the Insulation Performance of XPS, EPS, and Polyiso Foam Boards - Green Insulation Group

Learn how moisture, temperature, and time affect rigid foam insulation panels for better long-term home energy efficiency.

greeninsulationgroup.com

 

[SaskHunter]

A friend built a house on ICS with in-floor heating and has been super pleased with how efficient it is.

 

[buckbull]

No, to the best of our knowledge it only happened on the exterior. The interior is closed in so you cant see anything.

Ok. I couldnt wrap my head around someone wanting pink foam board exposed on the exterior of their home.

 

[Addicting]

Ok. I couldnt wrap my head around someone wanting pink foam board exposed on the exterior of their home.

Code calls for exterior insulation against concrete when living space is on the interior. There are multiple ways you can do it. For whatever reason on this house it had a foot of exposed pink board. They had bushes planted to hide it and a deck on the other end. Pink is not UV stable.

When I did mine I used pink as well but stapled mesh over it then stuccoed it. Now they make panels with a rock type texture to hide it better.

 

[mtmuley]

In floor heat is pretty efficient regardless of exterior wall construction. But it needs to be maintained. Once heated it is great but doesn’t recover well. R value in the walls and ceiling areas is key. We like to do 2-3 inches of polyurethane and then BIB the rest. Also forced air as a backup. I'm old school wood frame and concrete. 20 years of no issues is good. mtmuley

 

[rogerthat]

Code calls for exterior insulation against concrete when living space is on the interior. There are multiple ways you can do it. For whatever reason on this house it had a foot of exposed pink board. They had bushes planted to hide it and a deck on the other end. Pink is not UV stable.

When I did mine I used pink as well but stapled mesh over it then stuccoed it. Now they make panels with a rock type texture to hide it better.

I actually think what you did is better than the panels. I have some of those panels on my icf crawl space and they cracked which was really surprising. I suspect thermal cracking maybe,