New Timber Frame Build

jennifernil

Not sure if the process is different here in Scotland to what you have in England and Wales, but here we would first apply for Planning Permission in case there were any special requirements regarding design or materials to be used. e.g. we had to place the house to fit in with the streetscape and we were only allowed certain colours of bricks and tiles.

Then, or possibly at the same time, we would apply for a Building Warrant. To obtain this you need to submit all the plans, including foundation plans, specifications etc, and a certificate and possibly calculations from the structural engineer. Our TF Co provided all that for us, they had their own "in house" architect and engineer.

If you are having an "off the peg" house then the plans and certificates will be easily available, and the foundations will be pretty straightforward/standard, unless you have poor ground conditions.

jamminca69

Been doing quite a bit of research on the subject and at moment have come up with a couple of plans if i did proceed with this. i) One would be to have a building contractor do the whole project from start to finish, ii) another would be to have a contractor construct the build inc roofing, exterior finish, basic electrics & plumbing, plastering etc and then for us to finish it off doing painting, installing kitchen, bathroom suites and all flooring and finally iii) would be to have builder construct the timber frame and get it wind and rain tight and we then sub contract to get rest of house done (roofing, exterior finish etc etc)

Option 1 is least hassle but will cost us more i imagine, option 2 is middle ground whilst option 3 will save us most money but also take longer and be more work for us.

Ive compiled a simple list of stages that we might follow to understand fully what kind of work the different options would mean. Please feel free to add anything ive forgotten, im always especially keen for more details on each stage especially the timing of say the basic electrics and plumbing i.e. to do this before internal walls go up etc etc

- Grading and site preparation
- Foundation construction
- Framing
- Installation of windows and doors
- Roofing
- Brickwork and Rendering
- First Fix electrical
- First Fix plumbing
- First Fix Heating & Ventilation
- Insulation
- Drywall
- Underlayment
- Trim
- Painting
- Finish electrical
- Bathroom and kitchen counters and cabinets
- Finish plumbing
- Finish Heating and Ventilation
- Hookup to water main, or well drilling
- Hookup to sewer or installation of a septic system
- Carpet and flooring*
- Creating final list of work to be completed

jennifernil

I would move carpet and flooring right to the end. You want to let the floors dry out properly once the heating goes on, then fix any loose/creaky boards before laying any flooring.

Also, you don't want flooring ruined by work still going on.

First fix electrics/plumbing/heating goes in once the frame is erected and roof felted, before floors go down.

Roof tiling/brickwork can be going on while the inside is being worked on.

Outside drains/sewers/water pipes should be planned well ahead so that internal ones can be run to a suitable point.

jennifernil

Have you considered NHBRC certificate, or an architect's certificate? Can make the property easier to sell in the future. For NHBRC you need to use a registered builder, but there is quite a bit you can still do yourself.

jamminca69

jennifernil wrote: »

Have you considered NHBRC certificate, or an architect's certificate? Can make the property easier to sell in the future. For NHBRC you need to use a registered builder, but there is quite a bit you can still do yourself.

Thanks Jennifer

That was one option we were looking at, local builder is NHBC registered so can hopefully sort that out - do you or anyone else know at what stage can we do the work to be able to get the certificate? definately want one in case we do sell on.

jennifernil

It is a long time since we built (21 years) and things have probably changed, so best to ask your builder or NHBRC, but way back then you were allowed to undertake one "trade" in which you had qualifications yourself, i.e. an electrician could wire his own house.

Then there was a lot of stuff that NHBRC were not interested in......

We did TV and phone wiring, fitting kitchens (plumber connected taps etc), fitting bathroom cupboards, tiling, all flooring, fixing light fittings (maybe no longer allowed), some painting, driveway on prepared base, paths around house etc.

jamminca69

jennifernil wrote: »

It is a long time since we built (21 years) and things have probably changed, so best to ask your builder or NHBRC, but way back then you were allowed to undertake one "trade" in which you had qualifications yourself, i.e. an electrician could wire his own house.

Then there was a lot of stuff that NHBRC were not interested in......

We did TV and phone wiring, fitting kitchens (plumber connected taps etc), fitting bathroom cupboards, tiling, all flooring, fixing light fittings (maybe no longer allowed), some painting, driveway on prepared base, paths around house etc.

Thanks for that, will include in our discussions with the builder with regards to the options with NHBRC and doing some ourself.