Frame v. Block home construction?
 

Currently live in a block constructed home, built 2018, with stucco surface. I'm considering a frame constructed , per the TV advertisement, home in Citrus Grove. The frame house has siding. I didn't know the developer still made frame homes.

Being from the north, I've heard & believe that block construction is better than frame for withstanding hurricanes. Your opinions? Thanks!

Block is better, but there is really nothing wrong with buying a frame house. In my opinion, the main drawbacks for a frame house are the appearance and the possibility that the vinyl siding can be damaged.

It depends.

Each have advantages and disadvantages.

In general, frame construction is more flexible, easier to work with from the inside (installing things on the wall, changing interior partitions, etc, than CMU or Tilt Up. Also, insulation is usually more efficient. Vinyl siding has less on-going outside maintenance (painting, etc.).

The hurricane standards are the same, regardless of the construction technique.

It really boils down to what "look" you like.

I would not let fear of hurricanes drive your decision here in TV. The Villages is in a very low hurricane risk zone. There are manufactured homes built in the 60's in TV that are still standing - 50+ years old.

BLOCK …. Unless you want noise and high AC bills

The big bad wolf couldn't blow down the little pigs house made of brick! :icon_wink:

We bought a lot and built our house in 2013, a Gardenia, and we had the option of Stick, concrete block, or poured concrete, we went with concrete block and very happy with the results. Also, we have had no problems with the insulation or hanging stuff on the exterior walls. Ours has metal studs on exterior walls, and with some care you can hang things like TVs on these.

The insulation R-value and noise transmission levels are basically the same for block and frame walls.

I am a retired contractor, could not have given a better explanation. Except, you may want to ask for insurance quotes on a frame, concrete block, and tilt wall. They may vary. Who knows what insurance companies look for these days. Also, make certain the home was constructed before March, 2002 for up to date wind mitigation standards.

Agree.
Our hovel in UK is brick and block, well insulated, warm and noise proof.
The Highland Division pipes and drums could march past and you would never hear them.
Having said that, we have local quarried stone houses with the old lath and plaster walls over 3-400 years of age in our village still occupied and looking good.
Our church is dated from 12th century, with upgrade in 15th century.
I think we still have the original pastor!

I don't know about heat/ac insulating values but I know for a fact the frame/vinyl homes allow for a lot more outside noise being heard.

Not true. The home on a frame gets wrapped up before the siding is placed on.

I do not believe anyone covered termites. In frame homes you have to be a little more cautious. But, if you keep a regular termite contract, you will have no problems.

Constructed before March, 2002?

Standard building codes for wind construction were updated in March of 2002. I believe an insurance company gives a deduction for homes that meet these updated standards. Homes built prior to 2002 used an older, less reliable, building code for wind construction. With every hurricane, we learn more and more about better ways to hurricane-proof a home. Tilt wall construction is the latest technology and is believed to help withstand hurricane force winds better than older homes. However, this theory has not been fully tested since few hurricanes have come through since the up-to-date homes have been built.

Disclaimer: I am not an insurance expert. But, I do hear discussions of Villagers regarding their home insurance rates. Some have seen them double and triple while others have not seen a sizeable hike. I believe this can be explained by the age of your home. But then again, even as a contractor who knew to purchase a newer home, I am still puzzled how insurance rates are calculated. I can tell you this, the price of my policy is less than those who live in older Villages. But, ask a Villager, and they will not fully disclose the terms and deductibles of their policies. (It is none of anyone's business) So rates provided to you by individuals for a comparison are all over the board. I urge you to talk to an insurance agent about the coverage on a frame vrs block vrs tilt wall home. And also discuss wind mitigation, flood, and sinkholes. They are the only ones who can provide you with the correct quotes.

Owned a frame , I could hear the neighbors next door. Noise transmission was an issue.

When we moved here full-time, concrete block was a must have - very quiet.
12 years, we painted it once, filled a few cracks, easy stuff. My vote is concrete.

I don't know, but you could have had some construction defects. The building code has minimum requirements for exterior wall insulation R values and for sound transmission, STC ratings. They may vary a little, but they should be basically the same regardless of the type of construction materials used.

We have a poured concrete home if you remember the fable “I’ll Huff and puff and blow your house down”
Concrete block or poured.

Not all framed homes have Vinyl siding. We have hardie board.

No worries about hurricane, it the tornadoes they have been destructive for manufacture, stick, block, and Mallory

Most within TV are vinyl.

I have not seen Hardie Cement Board siding in TV. Where at?

We’ve had both here in The Villages with the same square footage. There’s been virtually no difference in electric usage or noise issues.

Concrete vs. wood: Which is more soundproof? — Acuslat.

Also, the R-value of an 8" CMU block wall is about 1 (basically nothing). So the walls need to have basically the same insulation added for code as stick built. So 8" concrete block with intermittent concrete filling would almost definitely have more sound insulation than 2x4 or 2x6 with insulation and OSB or plywood sheathing. I would be if the stick built house meets sound insulation standards, the block wall far exceeds them.

There's at least one person in TV I've heard of, who replaced their Vinyl Siding with Hardie Board. Great product, but very pricey.

I had both. I find the block to be MORE maintenance. The bigger thing is the view and neighborhood. I left Citrus Grove for the view - only. I bought in Newell instead of Richmond BECAUSE of the proximity of the great people of Citrus Grove. But I will say the retail and construction issues are still meaningful - but improving.

Also remember the value of a vinyl vs block. When we built, our original model was 20,000 more as a block vs a vinyl.
Went with block because I looked up snakes in exterior vinyl walls...

Absolutely

My house is frame. The windows effect what you hear from outside. Double-pane windows are the norm in T V and fixes any noise. I don't hear anything through my frame walls or windows.

Noisy outside? The garbage truck is the only thing I hear inside the house. Advise, check to see where the turnpike is in relation to the property as it will increase noise on your patios. Check to see if you have an ABnB nextdoor and disrespectful visitors. Many other factors cause the outside enjoyment of your home to be less desireable than the frame walls creating a less than desireable interior experience.

I helped in the clean up effort after hurricane Katrina in Biloxi. The hurricane leveled everything from block homes, apartment buildings, casinos, and large commercial buildings. Whatever was in its path was destroyed.

You can't worry too much about the home you choose. Every home, frame, block, or tilt wall is constructed to withstand hurricane force according to updated hurricane code. If I were you, I would do this

1. Google the pros and cons of vinyl vrs stucco which are exterior finishes and Frame vrs concrete block, vrs tilt wall which is how the home was constructed. Decide which you feel is best for you.

2. Call an insurance agent and ask for quotes on each style of home. Frame, block, tilt wall.

3. Look at sinkhole and flood maps. Avoid areas you see that may be trouble.

4. While purchasing, ask the realtor to review the cost of property taxes and the bond. Different cities and counties have varying millage. Some bonds in one area are lower than in others.

4. Relax! You did the best you could do. If a tornado or hurricane hits your home, just like in Biloxi, nothing you or anyone can do. Rebuild and move on with your life.

Not seeing where value is re-cooped for block and not for vinyl in T V. For Villas, they are what they are and pricing is what it is. Manufactured homes are priced very similar to new homes, after all its "the lifestyle" one is purchasing. The new construction buyer pays T V the upcharges. After that it's all the same pot for pre-owned and paid bond is a cherry on top!

I think most would prefer block or cement walls , strictly from a storm point of view. Aesthetically I prefer siding and am not that concerned about being destroyed by a hurricane. Tornadoes destroy every thing they touch.

We have had two of block and vynal. No difference in noise or AC cost. A lot more in out door maintenance cost of block because must be painted every few years and you have cracks to repair plus water stains if irrigation hits side. Most people just listen to sales pitch that block is better because people pay more for it so think it is better. Get floor plan and neighborhood you want.

Sorry to say this but vinyl homes look ugly, they look like a mobile home. Stick frame homes with 2x6 construction with hardi board and the same plans as the block homes, then you would have a more equal decision to make. Have you ever seen a vinyl home in a premier neighborhood? NO.
Check out 2yr old neighborhoods with vinyl siding and some of the siding is loose, dirty or discoloring, and you can tell the house plans are quite different than the block homes: smaller, 2 car garages, etc…
For hurricanes, I’ve always heard block homes will withstand the winds better too

While I consider block superior, I live in a 1200 sq ft courtyard villa that is stick built. Sometimes I can hear a car go by outside or a delivery being made, but not usually, and I think that is due to sound through the windows. My highest AC bill has been $122, last month, with the AC set at 73° all the time. I’d love to double the amount of insulation in the roof, but payback at that rate might be twenty years.

Block with no eaves (as often seen in Bermuda) is safer in a hurricane than stick built, BUT, the most important thing is that the roof trusses be well-fastened to the walls and that the sheathing on the trusses be fully nailed down to the trusses, according to the current building code. The damages from Hurricane Andrew in the Miami area were made much worse by shingles barely tacked on, sheathing with inadequate nailing and nails that often missed the trusses, and trusses merely toenailed to the top plates of the walls instead of being secured with Hurricane tie plates properly nailed. This is the case with block walls as well! These details are crucial. That’s why insurers will give you a big break if a hurricane mitigation test shows with photo evidence that your house has been properly built. One difference with 2x4 or 2x6” stud walls, however, is that the walls need to be properly bolted onto the slabs. I suspect that all of these things have been done with all Villages housing for the past twenty years. My first house here was stick built in 1998 and was properly fastened down.

So, yes, block is safer, but only if the roof is properly attached. But block can be harder to insulate. Most stick houses have 6” of fiberglass, but bock houses here may have only one inch of foam or less. A lot of the new housing going in uses what is called the Superior Wall System. This was developed for basements, but has been used above ground for thirty years. It’s terrific. Eight inch prefab walls made up of 2” of 6,000 psi concrete, 1” of styrofoam blue board, and 6” reinforced concrete studs. Between the studs there is room for 6” of fiberglass. These walls are strong, silent, and well insulated. Much better than block walls. Far better insulated.

Then there are the shingles. Shingles have to be nailed down properly. Were yours? Do you know how to tell? The ideal is nailed by hand. Pneumatic nailers have to be set just right so they don’t tear the shingles, and the right nailing pattern is always required. Inexpensive shingles are much more likely to suffer hurricane damage than stiffer, stronger architectural grade shingles, but those do cost quite a bit more, and they may not be allowed in some courtyard villa neighborhoods where all the roofs are the same. These days the best shingles also have tabs at the edges that gradually melt in the heat and over several months glue down to the shingles below them. They are more likely to survive high winds.

Where'd you get this info? So not true.

Tornadoes
 

Google up “tornado in the villages” and look closely at the photos of the houses. We were here visiting a few days after the storm and saw it ourselves. The block homes were tunnels with everything blown out .you can see the damage done to the frame houses. Not much difference. Catastrophic damage to both with 150 mph winds

AC
 

I don't think that is necessarily true. I moved from Block to stick and vinyl. My highest electric bill was under $150.00 the Block home was much higher but was 400 sq ft large. My only problem has been this house is so tight and insulated so well that the AC does not always run long enough to keep the humidity level down.

I had 2 choices when I bought my CYV. 3 Block houses in one Village were discounted due to not selling. They backed up against Morse/Warm Springs round a bout and a golf cart path. OR identical models of frame houses closer to Sawgrass that backed up against the far end of the bocci ball court and a pond. (Both were almost the exact same price) I chose the quieter location with frame house and IT’S SO QUIET. I’m confused by people saying they can hear noise from inside a frame house? I can’t! I couldn’t tell you when my neighbors are home except from trash in the driveway on garbage day. Choose your favorite location. Don’t worry about frame or block. I did quite a bit of research and my brother is a contractor in Orlando. We were born and raised right here in Leesburg.