Block or Frame second story

[FreshWahoo]

Hi All!
Getting ready to build a 30' x 30' garage in Indian River County, Florida. Initially was only going to go one story, but have decided I'd get a lot more bang for my buck to add a second floor that would initially be storage, but could eventually be finished into a guest house/office/studio..

I have a set of plans that came with the home that show the garage as block on the ground floor but frame on the second. Does anybody have any thoughts on the cost to just keep on going with block?? Is it a lot more expensive? Any Reason not to? I'd probably just finish both levels in stucco, where if the second floor is frame, probably finish that level in Hardy Plank....

Any other factors?

 

[Beach Dude]

I'm not a construction guy, but when We had our house built on the west coast of Florida, bottom is block/Stucco and second level is wood/vinyl siding, asked the builder and his statement was.

If you do stucco over plywood, eventually you will have the stucco seperate from the wood.

Do you want to paint the second level when it need's it? with the siding, it is not needed.

I did not ask about the price difference, but though about the maintenance, and decided to go the upper level is vinyl siding.

I'm happy with my decision, but that's me.

 

[OzarkMan]

If I had the money, I'd go with block for the strength. In my parts,
Masons get $30 a linear foot do do block. (8' high)

 

[Budman01]

Where in Indian River?
Most of Indian River is 140mph wind load, including Sebastian. In Vero Beach (West of 82nd Ave), in Vero Lake Estates, and Fellsmere, the wind requirements drop to 130mph, gives more credence for wood.

 

[FreshWahoo]

Where in Indian River?
Most of Indian River is 140mph wind load, including Sebastian. In Vero Beach (West of 82nd Ave), in Vero Lake Estates, and Fellsmere, the wind requirements drop to 130mph, gives more credence for wood.

I see you're in Wabasso.. We're on Little Orchid Island! I'm sure we will require 140 mph wind load, and I'm sure we can meet the code with frame- in fact the main house is Frame, built in 2012.. they tied it all together with threaded rod every 2'.

It just seems that by the time everything is framed and bolted together, sheathed and covered with Hardie Plank, we might be able to build it even stronger and have a more durable structure with block and stucco for about the same money? Or would that be a big premium?

 

[WNYflyer]

Would homeowner's insurance be any cheaper if you went with all CMU walls? since they would be more resistant to damage from wind borne debris, no siding to rip off, etc.?

Just be aware that the codes changed not too long ago and published design wind speeds went up. In reality though if you were to crunch the numbers for wind load on a building 130 mph in the current code would be equivalent to 100 mph in the slightly older codes. This screws a lot of people up when they start talking about design wind speed and start qouting past requirements versus todays.

 

[FreshWahoo]

Would homeowner's insurance be any cheaper if you went with all CMU walls? since they would be more resistant to damage from wind borne debris, no siding to rip off, etc.?

Just be aware that the codes changed not too long ago and published design wind speeds went up. In reality though if you were to crunch the numbers for wind load on a building 130 mph in the current code would be equivalent to 100 mph in the slightly older codes. This screws a lot of people up when they start talking about design wind speed and start qouting past requirements versus todays.

My former insurance agent brother-in-law suggested block for exactly that reason, insurance would be less expensive...

 

[Firebrick43]

Have you considered icf? Already insulated, perfect substrate for synthetic stucco, and don't have to frame out the interior for insulation. Also many times stronger than a block wall

 

[unlvrebel]

I can't imagine that insurance is substantially cheaper.

Additional cost will also manifest itself in the slab... More weight equals beefier footings... Engineering question. Frame/SIPs will be more than adequate. There are plenty of tie down options that satisfy structural needs.

As for stucco not sticking to plywood... Duh. If that builder is sticking stucco directly to plywood, he's doing it wrong and not to code... Wrap it and lath it. Works everywhere else in the country, will work here too... Siding is cheaper to install...

 

[FreshWahoo]

Have you considered icf? Already insulated, perfect substrate for synthetic stucco, and don't have to frame out the interior for insulation. Also many times stronger than a block wall

A friend mentioned foam block.. is that what ICF is? That's intriguing! Are we to the point that most masons are familiar with them? Would one do traditional block on the first level and ICF on the second? You've go me think'n!



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