Cost after timber frame

themom

Hi Im new and we are currently in the thinking process of building a house.

Can anyone give me a ball park figure of cost once you have bought and erected a timberframe house.

I know I could be asking how long is a piece of string!

Nothing fancy shmancy!

The timberframe cost is approx 55K

Thanks!

muffler

You're right - how long is a piece of string?

It would help others here if you posted up the floor area together with type - single, 2 storey etc

tak

I'd say €60 - €70 per sq ft for supply + erection depending on the degree of insulation (i.e. U-value) that you want to have.

themom

Sorry:o:o


Hoping it will be 2900sq foot and will be dormer.

the supply and erect of the house is 55k.

tak

2,900 sq ft house supply and erect will cost €200,000.

Never mind what those Century Homes (or whoever) brochures say.
They are giving the minimum statutory insulations and old prices usually.

Ask for a proper quote to your own - or even a company standard design - plan with a U-value of 0.22 say.

themom

How in Gods name can it give you a basic quote of 50K and then it end up costing 200k?

Do you mean that includes the blockwork.plumbing etc or just the shell?

tak

€200,000 is the sort of cost I'd expect for a 2,900 sq ft TF house with everything else in the way of finishing done up to decorating stage.

Tell us what you specified for the quote that came in at €50,000.
Is it just timber parts like wall sections, flooring, joists, battens, stairs, doors, etc or did you ask for insulation & plasterboard to be included also.

And tell us if the quote you got was a real, detailed, written and signed one - or just a figure over the phone from some weasel.:rolleyes:

The timber frame builders do not generally do finishing work like skimming plasterboard, brick/blockwork outside, chimney, roofing, electrics, plumbing/heating, telcoms, etc, etc.

I see your annoyance as I was a bit misled by them myself but you have to be realistic. Timber-frame will not come in much cheaper than traditional but it will save time. 3 months for TF, 6 for block house.
Anyway you could do with a smaller house? 2,900s q ft is damn big.

themom

haha

I know its big but there is 7 of us and the 2 dogs!

The quote was just basically for the shell,battons,doors,architraves,stairs,plasterboard, standard insulation and the roof thingies.oh and the felt for the roof.

I know that obviously all the other things like block work,plumbing etc etc are going to cost me a lot more than that!!!

thanks for your help!

tak

Even at that you could do all the kids and yourselves on much less area.
Get a woman architect.
She'll sort you out.

muffler

tak wrote: »

Even at that you could do all the kids and yourselves on much less area.
Get a woman architect.
She'll sort you out.

I like it :D

themom

But we want it that size!!!:):)

If we can do it for 300k we will be delighted!

tak

Lady, if you have 300 grand to play with what the hell do you need us for?:(

muffler

tak wrote: »

Lady, if you have 300 grand to play with what the hell do you need us for?:(

That will be enough of that. Nobody asked you to comment.

Red card for abuse

themom

That should have been 200k!!!

I suppose I am dreaming if I think I will get that size house for that price:(

Mind you,300k for a family of 7 with only 1 wage is a lot of money.I certainly dont have money to play with and I want to get the best deal just like anyone else.Didnt realise that there had to be a set limit of money before you could ask for advice.

danyosan

themom wrote: »

That should have been 200k!!!

I suppose I am dreaming if I think I will get that size house for that price:(

Mind you,300k for a family of 7 with only 1 wage is a lot of money.I certainly dont have money to play with and I want to get the best deal just like anyone else.Didnt realise that there had to be a set limit of money before you could ask for advice.

I am in the process of signing contracts with a timber frame builder at the moment.

We are building a 2300 sq. ft dormer, and a finished build (moving into a completely finished house, cheapest quote we got was €350,000 without foundations. I'm sure there is savings to be made by doing certain things yourself, but you'd be looking at that minimum with the savings for your size of house.

No way in hell would you be able to build a 2900 sqft house for 200k.

raichquilly

Hi there themom,

We are the same as you received planning permission 4 weeks ago we got qoute for TF and will be hoping to build 2800 sq ft for €200k or less, as far as i know that will be possible working in an architects office and have been talking to lots of ppl eg Qauntity surveyors , builders etc. about this.
it seems of you go to contractors to build the lot then you will not save as much unless you go direct build, there are pro 's and con 's to both though.
best of luck,
Rachel.

danyosan

raichquilly wrote: »

Hi there themom,

We are the same as you received planning permission 4 weeks ago we got qoute for TF and will be hoping to build 2800 sq ft for €200k or less, as far as i know that will be possible working in an architects office and have been talking to lots of ppl eg Qauntity surveyors , builders etc. about this.
it seems of you go to contractors to build the lot then you will not save as much unless you go direct build, there are pro 's and con 's to both though.
best of luck,
Rachel.

I'm sorry but you're kidding yourself on if you think you'll do it for that. On average, for a timber frame house, you are looking at €150 per sq ft for a finished build. You might save a few euro per sq ft here and there by going direct build, but to reckon you'll be able to do it for €71 per sq ft or less :eek:
no chance.

Even going block built you are talking €120 per sq ft now.

smashey

danyosan wrote: »

I'm sorry but you're kidding yourself on if you think you'll do it for that. On average, for a timber frame house, you are looking at €150 per sq ft for a finished build. You might save a few euro per sq ft here and there by going direct build, but to reckon you'll be able to do it for €71 per sq ft or less :eek:
no chance.

Even going block built you are talking €120 per sq ft now.

Danyosan, there are a few people who could dispute your figures. Look at this.

danyosan

smashey wrote: »

Danyosan, there are a few people who could dispute your figures. Look at this.

yeah your right, the majority of those posters did much of the work themselves though. The impression I got from the post (obv could be wrong here) was that they'd be paying for all the work to be done. No way it could be done for the quoted price if thats the case, unless it's on Achill Island

smashey

danyosan wrote: »

yeah your right, the majority of those posters did much of the work themselves though. The impression I got from the post (obv could be wrong here) was that they'd be paying for all the work to be done. No way it could be done for the quoted price if thats the case, unless it's on Achill Island

I know for a fact it can be done in Donegal.

danyosan

smashey wrote: »

I know for a fact it can be done in Donegal.

pity I don't live there.

I'm getting quoted 120 a sq ft for a block built 45m2 games room in Wicklow. Basically just a building with games room, ensuite and a couple of storage rooms.

muffler

danyosan wrote: »

pity I don't live there.

I'm getting quoted 120 a sq ft for a block built 45m2 games room in Wicklow. Basically just a building with games room, ensuite and a couple of storage rooms.

Smashey is correct about the pricing in Donegal. €100 per sq. foot would be the ceiling - most are running at around 80 - 90 per sq. foot for a full contract. That will get you everything except the kitchen units, painting/decor and sanitary ware but there is normally a PC sum for the sanitary ware.

If going the direct labour route a figure of €60 - €70 per sq. foot wouldnt be uncommon.

Sell up and move here

Margaret Renton

themom

I'm also new, in fact this is my first post

I can give you only 2 advice: stay calm in this hard for you and your family time and shop around and I mean it.

As I planning also to build house for my family, I have:

- around 10 different quotation on timber frame kit
- around 5 quotation from general contractors
- around 5 quotation from heat pump and UFH suppliers

I can say it's worth it, prices can be different as much as almost 80%. Our first general contractor price us for around 186K for 190 sq.m. dormer with many things as extras, now we know that it can be build for around 140 -150k + extras (like heat pump, tiles, painting). So I hope we will manage to finish all house to a very high standart for 200k.

Hope all will be ok
Meg

Spades

danyosan wrote: »

I'm sorry but you're kidding yourself on if you think you'll do it for that. On average, for a timber frame house, you are looking at €150 per sq ft for a finished build. You might save a few euro per sq ft here and there by going direct build, but to reckon you'll be able to do it for €71 per sq ft or less :eek:
no chance.

Even going block built you are talking €120 per sq ft now.

I dont want to go off the original topic but are timber framed houses move expensive to construct than block, I may be taking this up wrong,

danyosan

Spades wrote: »

I dont want to go off the original topic but are timber framed houses move expensive to construct than block, I may be taking this up wrong,

Yeah the generally are. You are paying more up front (insulation etc) to save in the long run. My point of view is, can't understand why anyone would build otherwise nowadays, fuel costs aren't going to drop in 20 years time.

danyosan

muffler wrote: »

Smashey is correct about the pricing in Donegal. €100 per sq. foot would be the ceiling - most are running at around 80 - 90 per sq. foot for a full contract. That will get you everything except the kitchen units, painting/decor and sanitary ware but there is normally a PC sum for the sanitary ware.

If going the direct labour route a figure of €60 - €70 per sq. foot wouldnt be uncommon.

Sell up and move here

Got married and inherited a site, i'll take the hit thank you very much

CJhaughey

danyosan wrote: »

Yeah the generally are. You are paying more up front (insulation etc) to save in the long run. My point of view is, can't understand why anyone would build otherwise nowadays, fuel costs aren't going to drop in 20 years time.

What I cannot understand is why more people are not building Passive houses?
Forget looking at overpriced wood pellet systems and boilers with 10's of Kws and instead just concentrate on the build.

danyosan

CJhaughey wrote: »

What I cannot understand is why more people are not building Passive houses?
Forget looking at overpriced wood pellet systems and boilers with 10's of Kws and instead just concentrate on the build.

Totally agree, thats the route we are taking, although not to the extent of passive though, really no need in Irelands climate. Going to be insulated enough that having the cooker on will heat the house up.