Packaged Home Question

[hpp4me]

I hope Rob Tucker can weight in on this!

My understanding is that the steel used on the big island is coated with an epoxy to prevent rusting. These new modern concrete panels should not have the problems that are found with traditional masonry in earthquake zones.

For us one reason to avoid wood is the mold and mildew issue. These allergens can really affect the quality of one's everyday life.

[wyatt]

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The problem with package homes is your locked into using the finish materials (doors, windows, cabinets, hardware, plumbing fixtures, flooring) that come with the package


We were able to purchase doors, cabinets, plumbing fixtures,flooring, and light fixtures, from outside sources with Trojan.


Wyatt

[Rob Tucker]

Bullwinkle is correct that unreinforced masonry is unsafe and that steel is absolutely necessary. He is also correct on the lifespan of stick built builings here as being about 30 years (33 years by some federal statistics I've read, 40 years by others).

I sell and use a hybrid concrete system called Rastra. It was developed in Germany about 1970. I participated in a pentagon funded study with Naval engineering in which the Navy engineers explained that concrete is generally accepted as a 100 yr. material. Because of the permanent insulating form used in the Rastra system they gave it a 200+ year projected lifespan.

Steel: Concrete has massive compressive strength. Steel rebar provides tensile strength. Steel can rust (the 100 yr. life span) and can be acquired with coatings to extend the lifespan.

Bad workmanship in either wood, steel or concrete constuction is the biggist risk in the projected safety and lifespan. Steel can and will rust. Wood can and will rot faster than steel can and will rust.

As for seismic (earthquake) considerations.... U.C. Irvine has a seismic rack which simulates earthquake forces. At the tests I was involved in they were looking to establish the level of force to compromise wood frame (2x4 w/ plywood shearwall) and the Ratsra concrete system. They were also looking to determine if, at failure, the two systems failed catastrophically or gradually. Gradual failure implies you might have time to evacuate the building.

Wood frame experienced a catastrophic failure at 9 kps of lateral force. Rastra experienced a gradual failure at 84 kps of lateral force.

Dollar for dollar, as a master carpenter myself, I came to the determination that wood frame provides the least value for the construction dollar. The systems I sell, while superior, are still man made and eventually nature will always reign supreme.

Everyone makes their own choices. Thanks for asking.

[hpp4me]

Thank you for the detailed reply, Rob. It sounds to me like the new age materials are the way to go.

Have you built up a group of quality general contractors who know how to build a house with your system on the Big Island?

[desoleta]

Aloha, Rob. The materials that Castleblock uses always intrigued me. All things considered, how much more would a 3BR/2Bath 1600 sq foot house on post and pier cost using your stuff? Do you have anything for outside decks?

[desoleta]

Hey, Rob, I forgot to mention that the theoretical packaged home using lumber costed $60,000 plain vanilla.

[canhle]

Rob,
I am assuming that Rasta will cost more than wood to build. However, there may be a saving factor from the fact that it will take less labor than wood. Is this true?

canhle

[Rob Tucker]

It's a tough apples to apples comparison. Different creatures. If all you want is cheap then yes, there is and will always be something cheaper out there. Some people seem fascinated with living in shipping containers. If what you want is value for your money then that usually, but not always costs a bit more.

The closest cost comparison we experienced was on a Habitat for Humanity project in which the house was originally designed and budgeted for wood frame. For valid reasons Habitat changed the same house plan to Rastra and the job was completed on schedule and, I was told by the Habitat accountant, it completed at 3% below budget. Can't promise that all the time. But that was the best strict apples to apples comparison I've had.

Is a car that gets 40 mpg a better value than one that gets 20 mpg? If it costs 10% more? 20% more? Same price? Is an energy efficient home worth more? is a fire resistant home worth more? Is a termite proof structure worth more? These are all value judgments individuals need to make.

I would say that experience here in east Hawaii is that our homes have been building for pretty much the same budgets as conventional framing. A neighbor just had an HPM package of pier blocks, wood studs, drywall etc. built for $135 psf. Same plan - we could match that I think. A lot would depend on who is doing the work.

Meanwhile we have clients who spend $600 psf. too. But the economic picture is most bright with a group like Habitat for Humanity which doesn't waste a nickel or splurge on fancy doodads.

Aloha,

[desoleta]

Mahalo, Rob, for your prompt response. Energy efficiency, safety and a termite-proof structure are all concerns for us, just wondering if we could afford it because cost is also a major factor. Re that HPM package your neighbor did for $135 psf include both labor and materials?

[Rob Tucker]

It did. However, it did not include room for his washer, dryer or water heater which are sitting out in the weather.