Major ICF Problem?

Over the years we have used insulated concrete forms (ICF’s) on a good half dozen projects. More recently though we have stopped using them due to one main reason... and we have been getting a lot of comments asking why we don’t use them! I will explain in this video…
I am wondering if this is the same all over the country or world? Leave comments below because... I am curious!!

PERKINS ENTERPRISES HATS!!

#building
#design
#architecture

[christopherbeddoe]

Living in a Northern state and in a tornado/extreme weather area I wouldn't do anything else.
We have zero issues with termites. I've helped with several ICF homes, basements and foundations. It's so straightforward about anyone can do it with basic training.
I'm building ICF with in floor heat. Quiet, comfortable and warm in those 60+ mph blizzards at -30°F. You're literally living in a concrete safe room for tornadoes. Lots of peace of mind.

[stephentaylor]

Well, I built lots of ICF in Carolina, and NONE of those houses have termite problems with the below ground ICF. I was building at the time the lumber and brick industry in NC got nervous about losing $$ to ICF builds! They hired a young engineer in SC to lab test ICF for termite infestation. She, in a conversation in Asheville explained how she determined termites would eat styrofoam. She took a 2ft glass lab beaker, placed a termite nest in the bottom of the beaker, and plugged the other end with a styrofoam plug. She then stated that the termites ate through the plug! Thus, her conclusion was “termites eat styrofoam!” I asked her, “What if I put you in a sealed room, and plugged the exit with styrofoam? Would you suffocate, or eat your way out?” At the hearing that day, I asked the building code board members (2 of which were from brick companies, 2, from lumber companies) if they would ban all below ground materials because of termites? They stated that wood could be treated, block didn’t need to be, and neither needed to be insulated. I then asked, “Well, as a commercial builder, you demand styrofoam insulation on the corners of below ground builds for insulation purposes. Does this ruling mean you’ll change that regulation?” They responded, “that styrofoam is different.” I later found that termites will travel/tunnel 7-9” and if they don’t find food, they’ll stop! Of course, I went to a reputable independent laboratory that was not state funded to get this information. the good ole boys will protect their pocket books first! Hell, I can remember when they rejected PEX plumbing.

[tomonentrepreneurship]

I have an ICF house and have no problem getting bug treatment. I have termite traps around the house and no problems. I'm in Missouri. I'd never consider anything but ICF at this point. I love everything about it. This home was built in 2007, I bought it in 2021 and I'm super-impressed by the solid build, quiet, and overall strength of the material. I LOVE it.

[bradkvanbek]

Sounds like more of a problem with the pest control company than the building system.

[kellymoses]

I love my ICF house, it is incredibly energy efficient, amazingly quiet, and it feels like living in a fortress. Every stick frames house I've ever lived in would creak when it got windy but in my ICF house you can't even tell if it is windy even at 50 mph.

[canuckatheart]

I remember back when I first started construction, we would have to put a termite shield (galvanized sheet metal) on before the sill plate, it capped the foundation on both sides and flared out away from the foundation a little bit. With the use of treated lumber this practice kind of went by the wayside. This would solve the problem of termites migrating into the sill plate. Sorry if this is a repeat to someone else's comment, I didn't read all the comments.

[slateslavens]

We're seriously looking at ICF for our house build here in northern Idaho. _Especially_ if we can get a builder that can do a passive house certification. We're looking at it specifically from three angles:
1: Be as self-sufficient as possible, limiting reliance on grid power and propane deliveries in adverse weather. Winter storms and wind storms are frequent enough that it doesn't make sense to leave it out of the house design.
2: We live in timber country. A properly built ICF house can withstand certain levels of exterior wildfire exposure and remain habitable. They're also bullet proof to a degree. Not a bad thing in rural Idaho.
3: Properly built, it should have excellent thermal properties, limiting energy needs for heating and cooling.

[timford]

16 Years ago I built an ICF home for myself. Realised the same issue and just brought the ICF up off the ground with a 6 courses of block. As it was my own home the extra cost involved was absorbable but the foundation to block to ICF construction has proved strong, resilient and easy to inspect. Every bit of wood structure and subfloor has also been sprayed with Boracare and maintained. Boracare is awesome!!

[davetaylor]

Jamie, So glad to see you doing well after last summer. I have built in the SW in moderate to high termite locations with ICF and understanding your termite guys trepidation from a liability standpoint. Perhaps greater education of his company is what is required. Proper installs with liquid waterproofing membranes followed by barrier peal and stick a (belt and suspenders approach) gives piece of mind. Purchased after the fact is a guess without documentation. Soil treatment with citrus delaminates in pure form repel ants and termites. Also use marigolds and chrysanthemums which are the basis for most insecticides pyrethrum.

[gregorymurphy]

I am an owner builder in the New York finger lakes region and when making the decision about a basement there were very few outfits pouring concrete and cement blocks aren't done in the winter. I opted for superior walls and was happy I did. The price was less than poured concrete, it comes with insulation built in to meet energy codes, it's ready to build on the next day without the additional step of waterproofing the walls, and it was the most perfect foundation I have ever to build on top of.

[dongubrud]

I've been studying these for years with Builders all over the country from Florida to British Columbia to California back to Ontario and I have never seen termites to be a problem with ICF Construction. You are the first one to even mention it.

[happyb]

Wow, I am impressed that this subject is discussed with respect to ICFs! Realistic youtube is refreshing! When we use any foam below grade, we provide flashing (vinyl and/or SS) though the foam layer, above grade, so that any termites have to go around it (required for frost-protected footing design), AND we onsite-treat all subgrade foam with borates - a combination of boric acid and boraxo. Here in N Calif we don't need treatment cert...yet. It will happen because all wood homes here get termites.

[TofuInc]

You can remove a 6 inch strip of foam around the perimeter creating an "inspection strip". You can even treat the area and replace the foam. Termidor is the best option for preventing Termites. It can be purchased for $60 online and if sprayed every 6 months to a year the bottle will last ~5 years depending on the size of the house. Only a handful of states restrict pesticides. Just follow the directions on the label and your golden.

[Frostbbitten]

Logix TX ICF blocks are embedded with Imadacloprid to kill termites. Nudura Peel and Stick foundation coating has been rated as a termite barrier. You can also install a termite shield in the foam block around the perimeter before pouring that embeds a "fence" into the concrete that forces termites to the outside of the wall where their tunnels can be discovered. Sorry, I know none of this helps you.

[perstaffanlundgren]

A possible way to protect from termites on a already built icf foundation could be to to cut a grove in the outside styrophone right beneath the bottom board, to the core wall and fill the grove with plaster thus creating a termite proof
Concrete border in the between wood and foam.

[landmarkcreations]

Would love to hear how you and Jamie got started. Would be fun to hear some stories of the early days getting started. Love the channel!

[danvining]

You stated that a lot of other companies are using ICF and in order to get a C of O you need a termite certificate which should tell you something, it must be possible and relying on a single termite company to base your opinion and this video is likely a mistake. If you know others are doing it you should have gone around and ask how.

[comfortgreen]

I'm a Contractor. The termite is not the only pest that ruins the system. mice do a much better job of making great structure out of the foam.

[Celtic]

Hi Erik, as a stucco company owner we have plastered/stuccoed over 1000's of square feet of ICF structures, below grade we use a waterproofed cement stucco process and transition to a regular modified stucco system at the intersection from below to above grade. Never a termite issue. Just saying :-)

[garyevans]

I used to be a new home builder and have been repairing & replacing foundations for many years.
Concrete block is the worst choice for a foundation if you want it to last.
Steel reinforced, poured concrete is the best.