Block, Poured or Stick homes
 

Will be new to Florida so when shopping for our first home in The Villages next spring, I have questions. What is the general AND preferred construction of homes in The Villages. I would think that poured and block would be the better options for strength & insulation...

Yes, these are things that keep me up at night ... :024:
Thanks for your inputs, Will

Think about the fable of the Three Little Pigs”

Block is stronger construction for sure. With block you lose a very small amount of square footage of the home. With block you need to keep an eye on the surface for cracks as they can let water in. If you have cracks you need to fill ASAP and paint over.
With the Vinyl, it needs an annual washing due to collection of mold/mildew. Vinyl over time can fade some and have blotchy areas.
Probably some pros and cons I am missing with both but this is a start.

I personally think: block is sturdier, quieter, cooler in the summer & warmer in the winter, less prone to termites, less prone to wood rot, possibly less prone to mold & mildew, less likely to burn completely down. So, safer, quieter, less expensive to heat & cool, healthier. Block has many wooden elements, so not exempted from all problems associated with wooden structures.

The opposite. Wood is better for insulation and the structural strength is the same as block.

There are pluses and minuses to both kinds of construction. Google is your friend.

Tornado made it clear
 

If you were here when the tornado hit the villages and destroyed around 2,000 homes it became very obvious the difference between stick built and concrete block. Believe me concrete block stood up a lot better.

Thank you for all the replies...

I have more confirmation on which way I should go. Thanks.

I wouldn't think that the block proponents are living in precast solid concrete with rebar reinforcement. I've laid enough block in my day to know that every mortar joint is a potential crack, leak, weakness. I've seen low speed cars on a parking lot bust holes in block. In TV Block is now a luxury item for those willing to build their dream home of a bigger size, but I find it hard to say it's necessary because a pre-built home isn't good enough. It's only necessary if you think you can't make it through without that bigger room you need to warehouse your junk until you die.

My precast home is plenty big for retired people and I call it a vault because all winter the temp inside ranged from 68 to 70 with no heating or AC. That said....stick built is not an option unless that's your only option.

Precast wasn't an option in TV until a couple of years ago.

The construction standards are the same.

If it was obvious that block homes withstood winds better than stick built, it's an anomaly or perhaps the homes weren't built to standards? I don't know when the hurricane was, but Florida's building standards for withstanding hurricanes, has been around for a long time.

True but I said the block proponents are making out like you ain't got nothin less you got block.....kinda like their golf courses and electric golf carts. I'm offering valid points and NOT only what I want to be right to make me look superior.

There is a saying in construction "if the roof goes, so goes the house." When a hurricane or tornado destroys your roof, the home is now open to the elements. If large amounts of rain persist throughout the storm, the home will have water damage even if the walls are still standing. Windows and doors are also weak points of a home. If blown out, the home could also experience water damage. This is the main reason insurance companies charge higher rates for homes with older roofs and insist on replacement at 15 years. This is also the reason a homeowner receives a discount if their windows and doors are hurricane proof. Construction of the walls have little to do with the equation. A concrete block wall may still be standing at the end of the storm, but it will experience severe damage.

So your saying we're all screwed and just don't move to Florida....problem solved by the insurance agent. Or are you saying don't move here because I need my Tee Time? The guy seems to want to be part of TV but you offer doom and gloom? Why?

I an a contractor. I'm saying, the story of the three little pigs does not hold true in real life. If a major tornado or hurricane comes through, it will cause major damage to ALL STRUCTURES, large or small. I would hate to see anyone trying to ride out a storm because they believe the "Big Bad Wolf" cannot do any harm to their concrete structure. We are adults, put down you fantasy books and live in reality.

1. Poured
2. Block
3. Frame

Poured, block less probability for termites, paint lasts longer and, more wind resistant. Also look for a hip roof as you will get a lower insurance premium

Can not find ant new stick built/frame homes on the coast(hurricane prone) areas. #1 reason for this fact is hurricanes

I think it might barely make my top 5 on choosing one house over another. More important is location, price, home layout, and noise but I would consider location and price to be 90% of the factors in making a decision on a new build.

Oh... you're saying you are a contractor that can't build a structure that could meet any accepted codes or standards that are set for hurricane sustainability and dont see how anyone could, so you have no faith in any structure built in TV and are fearful that the weather will harm anyone chosing to buy a house in TV, but choose to live like a pig in one? Most adults moving to Florida are aware of the weather. They are also aware of the risks to life from where they are moving from. Your big bad wolf ain't that big or bad in the real world of possibilities

You are putting words into my mouth. All I'm saying is :

1.The most vulnerable part of a home or building is the roof.

2. Windows and doors are also vulnerable.

If you are searching for a home with natural disaster damage in mind, pay attention to these areas. The walls will fail if the roof is lost. Major damage can occur if windows and doors are blown out. WALLS, either concrete or frame, can both be equally damaged.

I send this message because some believe they are safe in concrete homes or buildings when the opposite is true. I remember reading several people ran into a General Dollar store during a tornado. They believed they would be safe. The building crumbled and all of them died. How many attempted rescues have you seen of people trapped in schools, hospitals, and the like? If one person understands what I am saying, I may have saved that life.

For those who still believe in the story of the three pigs, please let me know when you find the goose that lays golden eggs. Now that, I would be interested in!

If I sound extreme, I do so with reason. NO ONE is safe when a major tornado or hurricane strikes. Mother Nature is a fierce opponent who frequently has her way. Keep your guard up and have an educated emergency evacuation plan.

The OP question is which is better precast, concrete, or frame? My answer is NONE. If a major storm hits, each is equally prone to fail. Instead, listen to the posters who are advising to prioritize location, price, layout, age of roof, insurance rates, flood zones, and required maintenance. Perhaps look into hurricane proof windows and doors - especially, garage and sliding glass doors. Stay away from homes with huge trees that can easily be toppled? If a major storm hits, not much more ANY can do to avoid damage.

As a side note: please do not believe natural disasters never occur in or near the Villages. In October, a tornado struck in Ocala. There have been more in surrounding areas. In 2007, the second largest tornado in Florida history struck the Villages. When a tornado warning is given, take it seriously. No need to panic. Simply keep your guard up and have an educated plan.

For curb appeal - Block stucco is a clear winner!

winter the temp inside ranged from 68 to 70 with no heating or AC.
 

"winter the temp inside ranged from 68 to 70 with no heating or AC"
THAT sounds great to me...

As others have stated, Stick built homes are thoroughly wrapped with insulation before the siding is is placed. They are more energy efficient than concrete.None of this matters much. Hot or cold air enters or escapes through windows and doors. The HVAC cost difference will be slight no matter which type of construction you select.

Keep this fact in mind TERMITES are a huge problem here.

Interesting that you interpreted his comment as gloom and doom. He made a valid and informative point that I had not previously considered.

And all roofs are made of wood. Your point is?

Block
 

Block 1
Poured 2
Stick 3

Block is the clear winner. If you have a hip roof even better. Block has an advantage over poured because it has air pockets within the blocks themselves. Better insulation and it is slightly more soundproof. I like precast, but I have seen progressive collapse issues. We don’t live in an earthquake zone, but it would be the last type I would care to be in if one hit. I prefer the continuity check offered by block construction.

I’d take precast or block over stick built any day of the week. Precast would have the best insulating qualities whereas stick built would be the least efficient. As for looks, IMO, vinyl looks cheap, like a mobile home.
If TV would allow you to use hardi plank siding, or stucco/scratch coat on a stick built home, and if they used 2x6 construction with closed cell insulation, then I would consider a stick built home here. I’ve never understood why TV builds vinyl homes and disperses them amongst the block built homes. Vinyl tends to be the smaller homes, smaller garages.

They are all good and will withstand a hurricane so long as the roof trusses are properly attached and the roof sheathing is properly nailed down and the shingles are properly attached. However, what is often being used now in new construction here is the Superior Wall System prefab concrete walls, erected in a couple hours with a crane. These are the best of all. They are made in factories from two inches of high strength concrete reinforced with fiber and 2x6 concrete studs reinforced with rebar, separated by an inch of styrofoam blue board. There are formed holes in the studs for running electrical wires, and the spaces between the studs are filled with 6” of fiberglass. This is much better insulation than you get in block or poured concrete, it uses much stronger concrete but much less of it, and it’s fast. The wall panels are erected on the sand or footing, then the concrete slab is poured. It keys in with the wall system, preventing wall uplift. The fiber reinforcement in the walls prevents cracking. Stucco applied to these walls is stronger than what is applied to steel lattice over studs, and if the stucco does crack, there is no way water will leak inside. If you have these walls, outside noises like a freeway stay outside.

So, that’s the ideal, found in houses built over the past couple years.
Custom Precast Concrete Foundations | Superior Walls

Not sure I agree about slight cost of hvac between stick and block. We had 3 house for one year in TV. No TECO only Seco. All set at same temp designer 3 years older.

PV 1185sf,
cottage 1575sf,
designer block 2039sf.

Average Monthly with no humans designer block was $46 to 52.23 less per month

Both comments are incorrect for poured walls. Poured concrete walls are structurally stronger by a significant amount, and have a higher R-Value. Also, quoted from a site that lists all of the advantages of poured walls "The thermal mass of the walls and the tight seals at joints enable concrete homes to excel at keeping conditioned air in and extreme temperatures out. Temperature control. The tight building envelope also means concrete houses have fewer hot and cold zones and less draftiness."

My first two homes I owned earlier in life were stick built. My 3rd and 4th were here in The Villages. The 3rd was block construction, and my current home has poured walls. The difference in my heating/AC bill and the quietness of the homes were significantly better than either stick home. The poured home is noticeably better than the block home.

During hurricane Irma we had just moved into our current home. Emergency channels advised us to sleep in a centrally located room. We couldn't even hear the hurricane come through at night - yet I got up in the middle of the night and our stop sign out front was sitting at a 30 degree angle from the ground and bouncing up and down in the wind. It was amazing.

Good to know! Ours was reverse. We owned a vinyl CYV then block with same square footage. The difference in HVAC was $6 a month. The lower was the vinyl sided. Perhaps, there are other factors that come into play? Amount of shade from trees? Amount of sunlight and when? North vrs West facing? East vrs South? Ceiling height? The color of the home?.... Who knows? Interesting!

Not sure if I like the idea of not being able to hear a hurricane in a precast home. Sometimes, a roaring sound may be your only warning that a tornado has formed. Or, the hurricane has strengthened.

BLOCK Home , with a North or East Sunroom .... anything else , you will Regret it!

Poured concrete is the best! Totally solid! You can only find it in courtyard villas. Besides, stick, poured concrete and block, there is a relatively new product The Villages is using. In lieu of block, they use pre- poured modular concrete walls (in homes south of CR 44). Now, let that one keep you up at night😉

After reading these posts, it is like I said. It doesn't matter what type of construction you choose. Each has their pros and cons.

We lived in South Florida in 2002 Hurricane Andrew. Wood frame homes GONE! Concrete slab remains. Most of the concrete block homes remained. In the most severe area every thing gone. Even the Miami weather station.

This was BEFORE hurricane standards. The homes were old and were not built to a standard code. It is because of Hurricane Andrew that strict hurricane standards are now enforced in new home construction. Comparing apples to oranges in this scenario.

Any type that’s in the most desirable location and has a nice private back yard.

We were hit with the 2007 tornado that went through here. Our roof was damaged, broken windows, and the patio screen was blown away. A portion of the cement wall surrounding our villa was blown away. We were told it weighed 2000 pounds. We were in a block villa. Many frame-built homes were flattened.

I build buildings for a living, so I have a clue and it's not based on anecdotal information, from a couple of homes I lived in.

& if you'll note, "poured walls" weren't mentioned in my comments. That's a different construction technique than block.

At least from what I've seen or heard in TV, there have been and are, numerous different construction techniques used.

Wood Frame
CMU
Poured Concrete
Tilt-Up
Pre-Cast Concrete

All those techniques produce a different product, with differing advantages and disadvantages. None are inherently "better".

Here's a video of a commercial building I'm doing now. It utilizes CMU (Block) walls, Pre-Cast Concrete, Poured Concrete, steel & glass. Each of the techniques/materials offer different advantages/disadvantages, depending on needs, usage, strength, cost, aesthetic value and site conditions.

https://www.youtube.com/watch?v=73n8QWWNOFo

https://www.youtube.com/watch?v=4laY8rSBoi0

https://www.youtube.com/watch?v=eRASHpXnJ6s