Island
Efficient
Homes
As Vancouver Island's Insulated Concrete Form specialists, we're in a unique position to help answer any questions you may have about building your energy-efficient dream home.
We can handle the entire building process from the initial design and planning stage, through to permits, excavation, construction of your building, and even final landscaping. Keep in mind if you prefer to approach us with completed plans and you’re choosing ICF construction, your plans must be converted to work with ICF construction.
If you would like us to only take your project to the lock-up phase – i..e, with walls, windows, and doors in place so the structure can be secured – we will consider it on a project-by-project basis. Please contact us to discuss your project further.
Yes. We can handle the entire design and building process, from planning to permits and through to successful completion of construction. If you already have your plans and/or permits in place, we frequently help advise minor changes and improvements to aspects that weren’t considered.
ICF stands for insulated concrete forms. These are hollow extruded polystyrene (EPS) blocks designed with an inner webbing. The blocks are assembled at the construction site, and are later filled with concrete and metal rebar to construct full-height exterior walls. Nearly anything that can be built with traditional lumber construction can also be built with ICF forms.
There are a great number of benefits to ICF construction in terms of energy-efficiency, comfort and health, structure, and constructability. Here’s a quick list; for a deeper dive into the benefits of ICF, please see our ICF Construction page.
Not really, and certainly not in the long run. ICF construction used to cost roughly 5-15% more to build with, but with recent increases in lumber prices that price gap has all but disappeared. In fact, you actually stand to gain, as it doesn't take long to recoup any difference in construction costs due to the large energy savings that come with an ICF building.
An ICF home looks like any conventional new home, both on the inside and on the outside, albeit with slightly deeper window sills (since the walls themselves are thicker). Very few people can tell the difference between ICF construction and other types of construction.
Sometimes called the ‘1000-year home’, ICF buildings will significantly outlast even the most well-built and properly-maintained wood frame house. There are many examples of ICF homes surviving hurricanes, vehicle impacts, and other severe accidents with only superficial damage. This is because the main structure is a combination of outer layers of extruded polystyrene foam and plastic webbing, with an interior core of concrete and metal rebar.
The assembly of the ICF blocks and placement of concrete takes about the same amount of time when compared to construction wood-framed walls. However, once the concrete is poured your wall is now structurally sound, insulated, and requires no further air or vapour barrier which can save you weeks or even months depending on the size and complexity of your project.
Yes. Plans must be drawn to allow for the unique qualities of an ICF system. Plans should be drawn by someone with ICF experience to allow for the thickness of the walls, and then must be reviewed by a structural engineer prior to applying for your building permit.
You can look at non-ICF plans for ideas, but we don't recommend buying stock plans and converting them to ICF plans, as this will add additional costs. We have a very good draftsman who is familiar with ICF and can assist with creating plans for your dream home.
ICF buildings can be built much larger and taller than wood-framed buildings. This is due to the fact it is basically a concrete building with insulation already attached to the concrete. For example, in 2019 British Columbia code raised the height limit of newly constructed wood buildings to 12 stories. There is no such limit on concrete or ICF construction as long as a structural engineer approves your plans.
Yes, most ICF projects in British Columbia require a structural engineer. However, many ICF manufacturers have done the engineering legwork for most areas in Canada, which at a minimum will give your structural engineer a head start.
It is not recommended. ICF suppliers and most contractors who have worked with ICF strongly suggest that you do not attempt an ICF build yourself. ICF construction is more complex than traditional wood-frame building, and without prior experience working with ICF it’s likely you will encounter problems. These could include, but not limited to, difficulties keeping your walls straight, plumb, and level; blowouts when pouring concrete; and honeycombing (voids and air pockets) in the poured concrete.
Keep in mind with traditional wood construction it is fairly easy to adjust your framing right up until your building is finished. However, with ICF construction once the concrete is poured and cured making changes is a significant undertaking.
No, termites do not eat the extruded polystyrene (EPS) foam used in insulated concrete forms. Furthermore, ICF walls do not have cavities like traditional walls, so there are no organic materials or voids to entice other critters and creepy-crawlies.
No. The extruded polystyrene foam used in ICF construction is a poor conductor of heat and cold, and any water vapor that may be present in the structure will not condense on the walls.
No. None of ICF brands that we use (or are aware of) emit any volatile organic compounds (VOCs) or any type of harmful gasses. ICF blocks are non-toxic and do not off-gas, and the plastic webbing is usually made from 100% post-consumer recycled plastic. This plastic is totally inert, as is the expanded polystyrene foam.
No. Unlike wood building products the EPS foam used in most ICF blocks is completely inert, meaning it is very slow in any kind of reaction and has no active properties. While ICF blocks will not foster growth on their own, your building still needs to be adequately vented, and we’ll take the appropriate steps to ensure a buildup of moisture does not occur from condensation.
Absolutely. Here are just a few:
Please see our main ICF Construction page for more about the health and safety benefits of building with insulated concrete forms.
If your question about insulated concrete forms wasn’t answered, or if you’d like to know more about Island Efficient Homes or our process, please get in touch.