Non-standard construction - panic?

pledgeX

Our homebuyers report gives the following info under the construction section:

"The walls are of traditional timber frame construction and externally are finished with brick or tiles. The wall thicknesses are approximately 270mm and 160mm. The main roof is pitched and covered with tiles. The ground floor is concrete and the first floor is timber."

Later on it mentions under section E4 - main walls;

"The walls are of modern traditional timber frame construction with an external brickwork and approximately 270mm thick, part tile hung 160mm. The main roof is pitched and covered with tiles. The walls have bituminous strip damp proof course.....

.....In properties of modern timber frame construction it is the timber frame that provides the structure of the building, supporting the weight and providing stability. The external cladding is just for whether protection, even where this is brick."

Does this mean our house if of standard or non-standard construction? I thought this was normal construction so we were fine to get 'normal' insurance.... But since then I've seen a timber framed houses mentioned in a few sources online as counting as non-standard. Is this referring to our house type or is that the type of houses that are made entirely of wood like some of the newer eco homes?

Just suddenly panicking that we'll need a different form of building insurance that will be a lot more expensive

Thanks for any help.

BitterAndTwisted

Timber-framed houses have been built in this country for centuries. Most of which are still standing, so I'd say they were of very-standard construction.

pledgeX

That's exactly what I thought. So what does it mean when referring to timber-framed houses? The ones that look like garden sheds?!

BitterAndTwisted

Don't be daft! The timbers are load-bearing so not visible from the outside, hence the brick-cladding

ruggedtoast

Sounds like a normal newbuild to me. All spit and sawdust covered in fake brick with 25% chavs round the corner.

chris_m

pledgeX wrote: »

That's exactly what I thought. So what does it mean when referring to timber-framed houses? The ones that look like garden sheds?!

I'd interpret "timber-framed" as being the (generally) very old houses - frequently with black timbers visible on the outside and a white-painted infill between them. Such houses include Tudor (but not suburban mock-tudor, which is just bits of black wood fixed to the outside like stone-cladding) and cruck cottages, where the main supports are literally split trees. Sometimes supplemented by a thatched roof.

All very pretty but can be a problem for maintenance and, undoubtedly, insurance.

Davesnave

Nobody seems to have given a very reassuring answer yet, so I'll just say that timber-framed is a normal method of construction these days, being both quick and energy-efficient. You don't mention the age of the house but the word 'modern' in E4 gives a clue.

You shouldn't need any special insurance as this is such a common building practice.

Some of the waffle above relates to things like pre-fab bungalows etc or old tudor houses & is completely irrelevant.

rpc

Just to echo what a couple of others have said - timber frame is pretty standard and in some parts of the country it is the way virtually all houses are built. The house we bought last year is timber framed (~30 years old).

If you still aren't persuaded, you can find info on timber frame (and answers to your questions) here:
http://www.uktfa.com/#/your-questions-answered/4538892205

pledgeX

Thanks for all the replies.

I'm aware that this is a very common building practice, but just because it's common doesn't mean the insurers will accept it, half the people in this country might have insurance that is invalid for this reason! It's very unlikely I'll admit, but still possible!

Another reason I was concerned was that our mortgage application was initially turned down for this reason. Our house was built in approximately 1969. Nationwide's policy is that it doesn't provide mortgages on timber framed houses older than 1970. We went back to the surveyers and said were they certian it was 1969? They weren't and came back with "approximately 1970" which Nationwide were happy with and we got the mortgage :j

kingstreet

If you are concerned about it, I can only suggest you speak to your preferred insurer to see if it gives them any concerns. I have previously been asked for copies of mining reports, structural reports and similar, but never asked about timber-framed construction.

rpc

None of the insurers I spoke to had an issue with timber frames and the ABI position is that they should be treated the same as traditional brick/block built houses.

Why not call some insurers for quotes and they will ask about the type of construction, then you can see for yourself.