New Timber Frame Build

jamminca69

Just looking for some input with regards to purchasing a timber frame construction from somewhere like deeside timber frames.

Obviously you need land with planning permission to build one of their styles and secure foundations already laid.

But what exactly do you get from these companies? In above example they list skirting boards, windows etc etc and can all be erected but im trying to get my head around what would be left to do once structure erected?

Doesnt seem they include roof tiles etc so thats one thing, then also what about exterior bricks and rendering?

I assume that you would then need to arrange for connection to local water, electricity, phone, sewage etc?

Then once up the following needs to be arranged to complete home?
- Central Heating
- Electrics
- Plumbing for bathrooms, kitchen etc
- Kitchen and bathroom fittings
- Flooring throughout

Is there anything else i have forgotten that may need to be included to finish it off?

Thanks

Doozergirl

You want the answer to a self-build in one internet forum post?

The company you refer to simply provide the kit for the house. Considering that they deal only in timber, they are giving you the timber products. You need to find a contractor to carry out all the work for you, or you need to get really clued up on what managing a self build entails.

If you are interested in Self-build no matter how far in the future, can I suggest you treat yourself to a subsription of Homebuilding & Renovating magazine which is full of information (keep the ones you buy for reference) as well as other people's self builds and an idea of their costings and also the estimated cost of a build by region, size of property and level of finish. A timber frame building IMO is likely to cost more than simple block and render build.

But for an idea, I can promise you that the prices quoted on the Deeside website will not buy you most of the cost of building your house, just the frame delivered and sat on the floor. The entire house is built up around that frame.

jamminca69

Doozergirl wrote: »

You want the answer to a self-build in one internet forum post?

The company you refer to simply provide the kit for the house. Considering that they deal only in timber, they are giving you the timber products. You need to find a contractor to carry out all the work for you, or you need to get really clued up on what managing a self build entails.

If you are interested in Self-build no matter how far in the future, can I suggest you treat yourself to a subsription of Homebuilding & Renovating magazine which is full of information (keep the ones you buy for reference) as well as other people's self builds and an idea of their costings and also the estimated cost of a build by region, size of property and level of finish. A timber frame building IMO is likely to cost more than simple block and render

But for an idea, I can promise you that the prices quoted on the Deeside website will not buy you most of the cost of building your house, just the frame delivered and sat on the floor. The entire house is built up around that frame.

Ok firstly sorry for asking! Your tone screams that i have in some way annoyed you

Secondly I understand that the cost on that website is for the frame and not the construction of it all. What i was after was for people (if they wanted) to point out the additional things needed on top of what i listed.

On the example i gave (deeside) their specifications (i would post link to this but i cant) for their kits include other materials rather than just the timber frame including insulation, internal walls, doors etc etc and was generally looking for input for other costs id need to consider if i did go down this route.

leveller2911

There are pro's and con's for both timber frame and Brick and Block.

A Timber frame kit is expensive but goes up far quicker than Brick and Block so you save on labour costs.You also don't have the "Drying" out time with a Timber Frame .You are far more reliant on good weather with Brickwork too.

I'm still not convinced with Timber framed Kits (unless it an Oak one) with our weather,however "Colt" timber framed houses have been around for Donkeys years ,although they are made from Cedar where as most TF kits are pressure treated softwood pine..

You do ned to do lots and lots of research and also go to some of the shows.My favourite is www.borderoak.com although I don't have one I think their designs are excellant.

booty40uk

Hi

Not being exactly sure what you are thinking of ordering its a bit difficult to provide a full list but heres a few things you might need to think about.

External brickwork or blockwork and rendering.

Are the windows you mention timber and if so are they glazed?

Internal doors, furniture, architraves etc.

Roof

Roof and attic insulation

Walls insulation including internal walls

Plasterboarding walls and ceilings throughout and plastering

Covings?

Tiling?

Internal and external decorating

Landscaping

Boundary fences or walls

Driveways

Im sure theres a lot more but that should cover the basics

HTH

Andy

27col

I am not sure why you have taken umbrage at Doozergirl's reply. She seems to be stating fairly obvious facts. Nothing for you to take exception to. You seem to have listed most of what you need to do to complete a self build project. |As has been suggested you need to get as much information as possible, and self build magazines are a good place to start. When I built my first self build there was absolutely no information to be had, except for a thin book called Build Your Own House. Which was very out of date even then.(1965) I went to the Building Centre in London and bought a lot of books on building. Self builders are spoiled for information today.

As to the comments about the weather and wooden houses, I suggest you take them with a pinch of salt. Virtually all houses are wood in many countries, most of which have far worse weather than we do in the UK. Canada, America, Scandinavia are just a few that spring to mind.

As has been said already, research, and lots of it, is the secret.

Doozergirl

jamminca69 wrote: »

Ok firstly sorry for asking! Your tone screams that i have in some way annoyed you

Secondly I understand that the cost on that website is for the frame and not the construction of it all. What i was after was for people (if they wanted) to point out the additional things needed on top of what i listed.

On the example i gave (deeside) their specifications (i would post link to this but i cant) for their kits include other materials rather than just the timber frame including insulation, internal walls, doors etc etc and was generally looking for input for other costs id need to consider if i did go down this route.

I'm sorry. You seem to have taken umbrage to my post, not the other way around - it wasn't intended that way, it's the way you've read it

I'm quite serious that you can't even begin to get the amount of info you will need from this forum in any sensible order and that Homebuilding & Renovating is a fantastic resource which will help you build knowledge over time - the sooner you start, the better equipped you will be when the time comes. If you are at the point where you feel you aren't completely clued up on on the main points then you need an additional resource. It's much easier for us lot here to help with finer points rather than try and advise right from the start.

You are right, they do seem to supply plasterboard, insulation etc. which I think is a bit odd really - if you need to buy your own bricks and tiles then by the time you get to plasterboard and insualtion you'll be well in with your local builder's merchant. If you are using them to supply then I really would only have delievery of the frame. What do they do with the rest? Deliver it in fits and starts or does the whole lot arrive at once?

Think very carefully about layout and what you want from a house as if you're self building you may as well get exactly what you want rather than something designed for an imaginary client!

As col27 says, it's all about research.Check the timber frame you by will result in a house that is mortgageable on the open market - some aren't and that affects value seriously.

MiserlyMartin

While I am no means an expert on this, I did consider buying a timber framed house and the thing which put me off this type of house was that one cannot put cavity wall insulation into the cavity as recommended by the EPC in the Home Info Packs. This also raises questions about timber framed houses energy performance ratings compared to Brick and block construction with decent sized cavities and insulation.

With the powers that be going mad on Co2 ratings and green stuff I wouldn't be surprised if they will start basing the council tax on your homes C02 emissions before long. They need to make up new taxes to plug that national debt...

jamminca69

Andy - thanks for that, exactly kind of thing i was after

Doozergirl - appreciate your input but your initial response assumed incorrectly a number of things and i felt the tone was a little condescending IMO. But then again i may be having a bad day and taken it badly!

Re-reading my post i can understand why people may have thought i was after a full list of things for a self build which i know isnt likely to cover what is needed. I assumed (wrongly it seems!) by using the deeside example that people would either already know what these companies include in their kits or look at their website. A lot of the specifications listed there are a bit jargon to me at the moment so wanted to see if i could gather a list of stuff needed to complete a general project like this - not a comprehensive one but a general idea, exactly as dave has done really.

The kits also claim to be wind and rain proof when finished hence why they can do the interior aspects within the build. You then complete the exterior work (tiles, exterior brick work etc).

Also to clarify i wont be undertaking the work myself, at best id project manage it and at worst i'd employ someone to oversee it.

Ive done a fair bit of research already on web so know the basics, and next ill be looking at some books available (homebuilders bible is one) and will also definately check out Homebuilding & Renovating magazine as well.

27col - thanks for input, from what i have read already it seems there is little problem with the timber frames and weather as you say - i mean they are very popular in Scotland because of the weather and im pretty sure West Wales wont be as bad as countries you listed!

Martin - thanks for advice, one of the bits im readin up on at moment is the insulation - it seems you can "upgrade" the insulation used to thing such as warmcel which should improve things over the standard things they would put in there (usually 15cm quilt)

Next question would be - if properly researched and planned how much are you likely to save managing the project (self build kit) yourself instead of employing someone to just take charge of it all for you?

jennifernil

We are in west Scotland and have a timber frame brick clad house built to our own plans 21 years ago and have had no problems with getting a mortgage and 3 re-mortgages on it. We started with Halifax for the build, later moved to Abbey, then back to Halifax, and finally to Nationwide. Only the initial building mortgage is likely to give you any problems, some lenders will not consider self-build at all.

As said, this type of construction is widely used in Scandinavia and North America, and there is no problem with the use of correctly treated softwood.

Ours is a standard pressure treated softwood frame, but we did spend extra on extra insulation and good windows/glass well above the requirements at the time. We also used sustainable hardwood doors and finishings, high quality hardware, and top quality bathrooms and kitchens etc. (I say kitchens as we have a granny flat so 2 kitchens) This is worthwhile if you plan on staying in the property long term.

It is difficult to say how much you might save organising it all yourself....it depends on how many mistakes you make! It is a lot of work and can be tricky to coordinate everything, which may result in additional costs if workmen are hanging around doing nothing due to e.g materials not arriving on time.

We took a middle route. We designed the house then handed it over to the timber frame people who prepared all the drawings. We chose the bricks, tiles, windows and finishes, told them how we wanted the heating, plumbing and electrics, then they gave us a price to include all that and the building of it all.

Over and above this we had bathrooms to buy, we did that through them at trade rates, but installation was included. We also had the kitchens and utility room units etc to buy, but these we fitted ourselves. We also did our own TV aerial wiring and telephone wiring, and put up all the light fittings. We also laid the flooring in the hallways, kitchens and bathrooms.

Later we did tiling in the bathrooms and kitchens, block paved the driveway and landscaped the garden. We had a lot of energy in those days!

At that point we stopped counting what we had spent but we did keep careful note up to then as we were able to reclaim VAT on materials bought within a certain period.

When the house was finished it was worth about 50% more than we had spent.

jamminca69

jennifernil wrote: »

We are in west Scotland and have a timber frame brick clad house built to our own plans 21 years ago and have had no problems with getting a mortgage and 3 re-mortgages on it. We started with Halifax for the build, later moved to Abbey, then back to Halifax, and finally to Nationwide. Only the initial building mortgage is likely to give you any problems, some lenders will not consider self-build at all.

As said, this type of construction is widely used in Scandinavia and North America, and there is no problem with the use of correctly treated softwood.

Ours is a standard pressure treated softwood frame, but we did spend extra on extra insulation and good windows/glass well above the requirements at the time. We also used sustainable hardwood doors and finishings, high quality hardware, and top quality bathrooms and kitchens etc. (I say kitchens as we have a granny flat so 2 kitchens) This is worthwhile if you plan on staying in the property long term.

It is difficult to say how much you might save organising it all yourself....it depends on how many mistakes you make! It is a lot of work and can be tricky to coordinate everything, which may result in additional costs if workmen are hanging around doing nothing due to e.g materials not arriving on time.

We took a middle route. We designed the house then handed it over to the timber frame people who prepared all the drawings. We chose the bricks, tiles, windows and finishes, told them how we wanted the heating, plumbing and electrics, then they gave us a price to include all that and the building of it all.

Over and above this we had bathrooms to buy, we did that through them at trade rates, but installation was included. We also had the kitchens and utility room units etc to buy, but these we fitted ourselves. We also did our own TV aerial wiring and telephone wiring, and put up all the light fittings. We also laid the flooring in the hallways, kitchens and bathrooms.

Later we did tiling in the bathrooms and kitchens, block paved the driveway and landscaped the garden. We had a lot of energy in those days!

At that point we stopped counting what we had spent but we did keep careful note up to then as we were able to reclaim VAT on materials bought within a certain period.

When the house was finished it was worth about 50% more than we had spent.

Thanks for info Jennifer, the route you went down appeals to me - choosing the design, bricks, tiles, windows and finishes and telling them how you wanted the heating, plumbing and electrics.

I dont mind then getting involved it laying flooring, installing kitchen and im especially keen on installing all my own audio and visual equipment from scratch.

Can i ask who you used for this? Are they still trading? Will have to check them out if they are.

Thanks again