Leamington ICF Multi-family Housing

Leamington Housing is a 120,000 sq. ft. multi-family rental development in Leamington, Ontario. The project includes 16 two-storey buildings constructed with Amvic™ ICF for below-grade walls, above-grade walls, exterior walls, and interior demising walls.

The $20 million project used 174,400 sq. ft. of ICF and was completed within a 40-week construction schedule. ICF installation took 180 days. Liovas Homes chose Amvic™ ICF for its energy performance, construction efficiency, and winter building conditions.

Leamington Housing was recognized as the multi-family low-rise 2nd runner-up at the 2026 ICF Builder Awards.

Q&A

Q. What was the major benefit of using Amvic™ ICF over traditional construction methods?

A. “The building’s height and ICF wall coursing were carefully aligned to minimize material cut-offs and waste generation on site. The use of ICF construction enabled exceptional energy efficiency, resulting in very low total energy consumption for each unit. This method also allowed work to continue uninterrupted throughout the winter months, effectively reducing the overall construction timeline. Additionally, integrating ICF and concrete into the building’s design provided natural fire separation between units while enhancing tenant comfort by significantly reducing sound transfer and improving acoustic performance.”

Developer Quote

“With the Amvic™ ICF R30 product in mind, we attended several ICF construction seminars, which provided valuable insight into the building process and helped us better understand coordination with other trades, including the floor system and mechanical installations. In addition, the Territory Manager played an active role throughout the bidding and negotiation stages and remained involved for the entire duration of the project, providing ongoing support and expertise throughout the build cycle.”

– Jim Liovas, Developer