Timber framed extension

Beenie

We have been visiting friends in the US. They have a lovely single-storey extension, with cathedral ceiling and bi-fold doors. It cost them $30,000, two or three years ago.

We are planning a similar extension, and have planning permission, but it is going to cost us £70,000. The difference is ours is brick and plaster with heavy foundations. Theirs is the usual American timber frame, with plaster boards, and consequently much cheaper.

How can we find a builder in the south-east who is competent and experienced in doing a timber extension?

Heedtheadvice

Hopefully you will get someone posting who can answer your question. I cannot.

In the meantime please consider the following that might have as much bearing on the cost as your assumption:

Building costs in general are more expensive in the UK than the USA, particularly in the South East (of the UK)

Building regs are different.

Timber frame (note the word frame rather than an entire timber construction) are only slightly lighter than more traditional construction. Usually there is a cavity wall and the outer 'skin' is still of brick or similar. A lot of the mass in a building is in the roof especially if concrete tiles or similar. All that weight is supported by the timber frame structure and needs good foundations to support it.

Not sure how the charges of professional fees compare but whatever the sum of costs do you add on vat at 20% which is a fifth more?

Much depends upon your extension size and spec, what is involved to enable the work to be done but in some parts of the UK you could just about build a small house at cost for that!

I did a small (20 sq m) extension a few years ago. Not in SE, virtually all the work myself, timber frame, materials at about trade prices, no professional fees, planning consent or warrant required owing to size etc. Guesstimated cost £15K. Would have been much more if used professionals and other costs taken into account probably in the order of £40K.....

How does that compare?

Beenie

Your costs for the self-build sound very good. I don't think we could do that ourselves, so we need a competent builder who is familiar with American construction. Our US friends had their single storey garden-room built in 3 weeks; we are being quoted 13 weeks minimum by our builders.

Furts

I am not optimistic on your chances, but will offer a few pointers. In England, and more so the further south you go, brick and block is the norm for extensions. Quick, cheap and everyday. You are moving into specialist territory. So labour availability, suppliers and costs become an issue.

Next you need a design - there are two timber frame companies near me. They will design, but they only do the structural element - they are not turnkey, or all in package companies. They will erect, if required, but this is just the timber frame.

Hence you need a design, then a manufacturer, then an erecting team, and of course Buildings Regulations.

Potton do all in packages, but I do not know if they would be interested in an extension - complete homes are the norm.

NSBRC at Swindon may have some names for you. They seem to be pushing the name Sylva at the moment - I have no insight on their abilities or track record.

TheCyclingProgrammer

Something else to consider is the impact this has on obtaining home insurance. Insurers consider timber frame non standard construction and this may limit your choice of insurer or result in increased premiums.

Beenie

That is an excellent point TCP.

Elsewhere I have been reading about the problems with US-style construction: insect infestations, poor longevity, lack of sound insulation between rooms - enough to put us off going down that path.

Gloomendoom

I always wonder when I see the aftermath of tornadoes in the US. Whole houses blown away and all that is left are the brick chimney stacks.

FreeBear

TheCyclingProgrammer wrote: »

Something else to consider is the impact this has on obtaining home insurance. Insurers consider timber frame non standard construction and this may limit your choice of insurer or result in increased premiums.

Another point to consider is how it will affect the value of the property - Non standard construction may limit the market appeal.

Furts

Beenie wrote: »

That is an excellent point TCP.

Elsewhere I have been reading about the problems with US-style construction: insect infestations, poor longevity, lack of sound insulation between rooms - enough to put us off going down that path.

If you get it designed then there is no reason why a pack of stud timber, a pack of OSB and a pack of Tyvek cannot arrive for site assembly. But this is far from the norm and I would caution against it.

I am puzzled why in SE England you seem determined to go against the norm in building. My instinct is it will not be cheaper, and anything out of the norm is generally more expensive.

System

I have used timber frame construction extensively throughout the UK and Canada, it's pretty simple construction wise but you need to know what you are doing, at the moment the price difference between traditional and timber frame isnt what it used to be, especially on a small project - the price of timber has increased hugely since the brexit vote.
Anecdotal example, I recently had a small extension (bedroom with wetroom en suite) out to tender. It was detailed as traditional construction but we needed cost savings so chopped a lot out the job, but moving from traditional to timber frame was only a saving of 800 quid and this is guys who really know how to build with it.
Imo it won't be worth doing in an area where it's not widely used, the savings are unlikely to be there.

molerat

TheCyclingProgrammer wrote: »

Something else to consider is the impact this has on obtaining home insurance. Insurers consider timber frame non standard construction and this may limit your choice of insurer or result in increased premiums.

Half of Scotland would be uninsurable in that case Standard timber framed construction as used in the UK is not considered non-standard. Timber construction as in the US may be a different matter.