Expert: Richard Taylor, AIA - 3/21/2005

Question
hello,

I am thinking of building a 2 story home and would like to know the cost difference / pros and cons of doing the second story in concrete block vs frame construction..... thanx John

Answer
John:

Thanks for your question!

The material choices for the exterior walls of a house depend upon a number of factors, including the climate you're in.  In tropical climates, for example, concrete block walls are common since they act as a "heat sink" and keep the house cooler during the day without the need for air conditioning.

In temperate or cold climates, concrete block can work similarly in the hot months, but during colder weather the block doesn't insulate well - you'll be very cold (and energy codes won't let you use plain block anyway).

Regarding cost, the advantage of block is that there's only one construction operation - put up the block and you're done (except for painting).  With traditional wood framing, you have framing, insulation, siding, drywall, trim, paint, etc.  Much more work, much more cost.

Nevertheless, I can't think of a situation in the past 25 years of my practice that called for concrete block walls (I'm in central Ohio) instead of more traditional types of construction.  The reasons we don't use block include the following:

1) Little or no insulation value
2) "Unfinished" appearance inside and out - to get a finished look, you have to add materials to both sides and then you lose the cost advantage
3) No place for electrical wiring, plumbing, ductwork, etc.
4) Structural overkill - unless you're building a bunker, block is much more structure for above-grade walls than you need
5) Difficulty in attaching flooring systems to block walls
6) Poor resale value

To satisfy 1 -3 above, you'll have to furr out the block on both sides and end up doing everything you would have done with wood framing anyway (and more).  It will cost MORE than traditional wood framing.

Hope this helps!

Richard Taylor, AIA
Richard Taylor Architects, LLC
www.rtastudio.com