ICF EXTERIOR REMODEL
This 3-storey ICF home was originally built in 1996 and was originally sided with acrylic stucco. This project presented quite a few challenges and required careful consideration and planning to execute and bring the clients vision to life. This was a night and day transformation that turned out amazing.
BIG BUG PROBLEMS…
At the start of this project, while we were starting to remove the stucco, we uncovered colonies of carpenter ants who had been burrowing through the ICF foam. This was the worst infestation we had ever seen and multiple areas of foam around the house were infested with thousands of carpenter ants. We worked with a local exterminator and came up with a plan to fumigate the exterior in sections. It was critical that we addressed this problem before sealing up the ICF. In addition, we used insulating spray foam to repair any damaged foam and fill the ant galleries throughout the ICF.
weatherPROOFING SOLUTION
We opted to use a self-adhered vapor permeable building membrane to wrap the building - our product of choice was Soprema Sopraseal Stick VP. As we were working through the winter months, this product would stick to the foam without a primer in colder temperatures (down to -18 celsius) and allow moisture to escape from the inside while preventing moisture from entering through the membrane from the outside. In conjunction, we applied Soprema Stick AVB AT where necessary around windows and doors.
METAL AND FLASHING DETAILS
We used Cascadia Metals 24 ga metal flashings color matched to the James Hardie siding that the clients chose. The through-wall flashing color changed along the house at the same spots where the Hardie panel color changed to ensure consistency. This was a small detail that went a long way.
For the window and door trim, we cased 2x material in the same Cascadia metal product, creating a mitered overlap at each corner that gave a high end aesthetic appearance. Joints and laps were sealed with elastomeric sealant to prevent any possible water intrusion. Drip caps and sill flashings were then added to all windows and doors as necessary to complete the flashing detail.
MOISTURE AND insect MANAGEMENT
We used 3/4” pressure treated furring strips for the rainscreen and perforated metal J bugscreen throughout. The PT strips were fastened to the ICF ribs with self-tapping stainless steel screws to ensure optimal holding power for the Hardie panel and battens that would later be installed.
HARDIE BOARD AND BATTEN
The clients chose Hardie board and batten in two colors and provided design mockups for how they wanted the panels installed. The colors selected were Iron Gray and Arctic White. The combination of the panels and the orientation of install provided a clean, modern aesthetic that looks amazing.
THE END RESULT
Reflecting on this exterior renovation, there was no shortage of challenges and curveballs - the infestation, rot, ICF surfaces grossly out of level and plumb… ultimately we solved all of the problems we encountered and couldn’t be happier with the end result. The culmination of detailed planning, hard work and a desire to achieve the best possible outcome resulted in this beautiful renovation that our clients can enjoy for years to come.
