Construction cost differences for single family homes (stucco, sales, prices)

[gregorian]

Traditionally,the sfh are built all wood...

How much more expensive would they be,if constructed with a steel frame & bricks,or with cement frame & bricks...?

Comments by both constructors & consumers are welcome.

[chet everett]

There are a few firms that sell "steel framed homes" but honestly they are NOT mainstream. Even modern homes that have the Mies look are typically built like an office building with "curtain wall" and all the structure separately COULD be done out of wood "glue lams" and need not be steel. If you were going to use steel you'd need a crew that has different skills and in some parts of the country might be relying on firms that use commercial rates. I would guestimate that could easliy add 30% or more to the price vs stick framed.

Masonry construction is pretty common in some areas where termites / other insects are a threat and/or hurricane/fire other natural disaster is a big concern. Not really much more than 10% or so premium compared to a traditional stick framed house, if the exterior is then a low-labor stucco or synthetic stucco it is likely that this costs LESS than stick framing with veneer brick -- finish masonary is labor intensive and requires some skills.


There is absolutely no reason to NOT use traditional stick framing in parts of the country that have used it for decades (centuries) this is also called a "balloon frame" to differentiate it from the older "barn raising" style timber frames.If you wish to use brick facing (also called a veneer) this is the best value. Rarely costs more for material than 10% or so more than quality wood siding, though labor rates do vary by location.

[DMenscha]

I think when it comes to steel frame construction you will find it cheaper to just about even with wood. Concrete (or concrete block) prices vary widely throughout the US so it would be hard to gauge.

The complexity of the house would also affect the choice of material and the cost.

[gregorian]

Is there any price guide ?

For all wood,
for steel frame+wood panelling,
for cement & brickwalls ?

I read reports that all - wood homes are considered tear-downs after 30 years,
while a cement+bricks one can last 100 years.

[chet everett]

Originally Posted by gregorian

Is there any price guide ?

For all wood,
for steel frame+wood panelling,
for cement & brickwalls ?

I read reports that all - wood homes are considered tear-downs after 30 years,
while a cement+bricks one can last 100 years.

You must be joking! 30 year lifespan? You ever been in Boston? Philadelphia? Lots of homes there have outlived their 'lifespan' by a factor of maybe 10! Quite sure that in Europe there are homes that would make even those seem like youngsters.

Even a 100 life is far too short for concrete. For practical purposes the framing of any structure can last essentially forever -- as long as WATER does not get to it! Wood that is protected from the elements and is not attacked by insects is amazingly stable. In fact even trees that are submerged in low oxygen environments, like deep lakes, do not deteriorate over very long periods of time. Any time you go through repeated cycles of wet /dry or freeze / thaw while wet all bets are off. The inside of concrete building looks like new for ever -- if water penetrates the outside it can start to crumble is as little as one season.

I have seen the 'sales materials" from firms that sell materials to make a steel framed home, you have to understand they are in the business of selling something that is NOT mainstream. I suspect that it is entirely for people trained in the technique to assemble such a product more quickly than measuring, cutting and nailing together a home from lumber. Such a task might be considered to have "cheaper" labor, but I know what steel costs and I know that for home size strength / span the lumber is cheaper. That is the #1 reason it is mainstream.

I have also seen not just cars rust to pieces, but bridges and even steel warehouses. Once exposed to the elements steel is not really all that more durable than wood. Time and water will destroy anything!

[Mike Peterson]

Originally Posted by gregorian

Is there any price guide ?

For all wood,
for steel frame+wood panelling,
for cement & brickwalls ?

I read reports that all - wood homes are considered tear-downs after 30 years,
while a cement+bricks one can last 100 years.

We have many 100 year old wood frame homes around here.
It has more to do with who built it and the quality of the products.

I have also seen some shoddily built block homes that look like they need to come down after 30 years.

True steel frame homes will run about 20% more than block. When I was pricing my home this is what I came up with.

The only problem was most of the steel frame builders that I spoke to want to use wood sheathing which kind of defeated the purpose of a steel frame home.

[arctichomesteader]

Modern homes have a lower lifespan than the older structures did/have. It's simply fact. For many reasons, the biggest, I think, being the much lower quality of materials available now. Also, different methods of framing (balloon framing is very rarely used now because of code issues and fears over fires spreading easier, which isn't really true if built right but nonetheless people don't use it much now) and building to code (codes are minimums) rather than building well.

[Barking Spider]

I think I have to take exception to some of arctichomesteader's post.

I can think of several new home technology (last 40 or so years) that are heads and shoulders above the "old stuff".

The mortar used in older home foundations usually turns to sand. They also didn't think that footings were all that important under foundations either, Dry stacked rocks are really not the greatest material to build a house on.

Modern insulation materials do a much better (and safer) job than the horse hair and newspapers used way back when.

Electrical systems. I don't think I need to say much more.

PLumbing materials used now will last so much longer than the lead, galvanized, and cast iron materials used is the old ones.

Window technology is also better.

Just a difference of opinion I guess.

[gregorian]

I meant 30-yr lifespan for all-wood homes,but an interesting comment suggested that the key to long life is protection from the elements...

True,concrete is immortal,so...how much more does an all -cement house cost ?

If a mass constructor could bring the cost difference down to + 30%,he would revolutionize the construction business... We could downscale from 2500sq.ft woodies to 1800sq.ft bunkers,lasting forever...