Timber Frame Advice

gooner99

Hi all.In the process of going through planning (230sqm) and I am leaning towards timber frame construction.I have read some threads on timber frame,but some are quite old and are possibly a bit out of date.I would appreciate if you could give me some advice and your experience of building/living in a timber frame.I would also be interested in hearing about which company you used (I am in Donegal) and the approx cost of the build (you can pm me these details).I would also be interested in knowing what type of spec I should be asking for and what I should avoid.I would like to have a nice warm,easy to heat house.looking at a high efficiency oil bunner (or range if it more efficient),wood stove (possibly with back boiler),solar panels for water and hrv system.

I would appreciate and replys or pm's on this.

Thanks

danyosan

I'm about to start a build and after loads of research and meeting with a few companies, I found the best company by far was a German crowd. We are getting a 230 sqm house with geothermal underfloor heating and air ventilation unit included, as a turnkey finish, for 360K. I've visited a few of their houses and the workmanship is first class.

babybuilder

Hi gooner99
I am at the internal skimming stage of my timber frame build ( donegal also). The frame was provided by a northern company in Belfast. The spec of the frame was as follows:

• 220 mm stud wall at 400mm centres
• 10mm osb with solitex membrane on outside of studs
• 50 mm aeroboard insulation on this
• Intello airtight vapour membrane on inside with cellulose blown between studs
• 50mm cross-battens to create service void with additional 40mm hemp packed in before plasterboard put on
• 50 kingspan on outside of roof with cellulose blown in to attic void

Additional work that I got done myself: On the outside I put a 100mm block wall with a 50mm vented cavity. Add on triple glaze windows, hrv, masonry stove, solar panels. When I move in time will tell on how much I like it. PM me if you would like to get more info.

Hi danyosan
I had a look at a few <snip> builds myself. They quoted me around €175 / sq foot for a well insulated house ( U-value 0.12). I was shocked by the cost but soon discovered that their costings took into account the entire footprint of the house. That meant that a house that was designed to have a living space of approx. 2500 sq ft had in an actual footprint of over 3000 sq ft. This figure was the total for ground floor and upstairs( one and a half storey). I have no doubt that there is nothing being built in the Ireland as well finished as them. The attention to detail is incredible. If I was going to build again with a smaller house I would go with them ( I,ve no affiliation with this company).

Mellor

babybuilder wrote: »

2500 sq ft had in an actual footprint of over 3000 sq ft. This figure was the total for ground floor and upstairs( one and a half storey). I have no doubt that there is nothing being built in the Ireland as well finished as them.

That seems like a big increase, I have no idea what way they are calculating it. A 2500 sq ft single story had a 2700 sq ft footprint

As for quaility of finish, There are a number of companies that provide the same level, to say they are the only ones is a bit silly unless you have seen an example of every builder/company about. Also of finish defines how good the house looks, but it may cover what lurks beneath. I have deleted the company name, i know you have no link, giving opinions of companies, good or bad, is generally frowned upon.

snellers

could someone please pm me the german tf builders name so i can check them out.

cheers

Snellers

danyosan

Mellor wrote: »

That seems like a big increase, I have no idea what way they are calculating it. A 2500 sq ft single story had a 2700 sq ft footprint

As for quaility of finish, There are a number of companies that provide the same level, to say they are the only ones is a bit silly unless you have seen an example of every builder/company about. Also of finish defines how good the house looks, but it may cover what lurks beneath. I have deleted the company name, i know you have no link, giving opinions of companies, good or bad, is generally frowned upon.

Sorry about that Mellor, didnt realise.

babybuilder

i know you have no link, giving opinions of companies, good or bad, is generally frowned upon

Hi Mellor
Apologies, lost the run of myself.

Mellor

Don't worry about it. Its just the safest option for boards. It prevents somebody saying "don't use [company], there are a load of cowboys". Boards is then responsible.

Back on topic, 360k for 230 m2 turnkey is a good price. Is it fully inclusive, tiles, kitchen, bathroom, foundation (this one often isn't with TF companies) etc

danyosan

Mellor wrote: »

Don't worry about it. Its just the safest option for boards. It prevents somebody saying "don't use [company], there are a load of cowboys". Boards is then responsible.

Back on topic, 360k for 230 m2 turnkey is a good price. Is it fully inclusive, tiles, kitchen, bathroom, foundation (this one often isn't with TF companies) etc

It's almost fully inclusive, doesnt include the kitchen or foundations. Everything else (toilets, bathrooms, tiles, flooring, decorating, carpeting) is included, as is what I mentioned before, the air ventilation unit and the geothermal underfloor heating(the bore hole drilling is not included). Without the geothermal the price was 340K with a conventional boiler and rads set up.

I might add as well, we have a very big glazed part of the front of the house which drove the price up a bit as well.

crazy chester

Just wondering if you could pm me the name of the German tf company?
Thanks

yop

Some very high prices mentioned there for finished house, we have a house of 195 sq m built for 165k euro finished.
Also timber frame supplied from a company in Fermanagh, who supplied the kit, insulation, breather membrane, plasterboard, felt, battens, doors, stairs, architrave, skirting for 32k euro back in 2005.
Again with 400mm centres on ceiling,joists and externals walls.

Obviously we sourced the rest of the materials ourselves.

crazy chester

Hi yop
Could you pm me the name of the company you delt with in fermanagh? Did you buy plans from them or did you design your own?
Thanks a mill in advance!:)

ardara1

babybuilder wrote: »

Hi gooner99
I am at the internal skimming stage of my timber frame build ( donegal also). The frame was provided by a northern company in Belfast. The spec of the frame was as follows:

• 220 mm stud wall at 400mm centres
• 10mm osb with solitex membrane on outside of studs
• 50 mm aeroboard insulation on this
• Intello airtight vapour membrane on inside with cellulose blown between studs
• 50mm cross-battens to create service void with additional 40mm hemp packed in before plasterboard put on
• 50 kingspan on outside of roof with cellulose blown in to attic void

Additional work that I got done myself: On the outside I put a 100mm block wall with a 50mm vented cavity. Add on triple glaze windows, hrv, masonry stove, solar panels. When I move in time will tell on how much I like it. PM me if you would like to get more info.

Hi danyosan
I had a look at a few <snip> builds myself. They quoted me around €175 / sq foot for a well insulated house ( U-value 0.12). I was shocked by the cost but soon discovered that their costings took into account the entire footprint of the house. That meant that a house that was designed to have a living space of approx. 2500 sq ft had in an actual footprint of over 3000 sq ft. This figure was the total for ground floor and upstairs( one and a half storey). I have no doubt that there is nothing being built in the Ireland as well finished as them. The attention to detail is incredible. If I was going to build again with a smaller house I would go with them ( I,ve no affiliation with this company).

At Belfast Self Build - was quoted £11/ft2 for basic TF weather proofed roof/wall - insulate your self.

Also £17/ft2 from VERY reputable TF company fully insulated WITH aerobord sraking PLUS cellulose fill - AND guaranteed q50 4 - air tightness - TF is getting a lot cheaper at present.

ircoha

ardara1 wrote: »

At Belfast Self Build - was quoted £11/ft2 for basic TF weather proofed roof/wall - insulate your self.

Also £17/ft2 from VERY reputable TF company fully insulated WITH aerobord sraking PLUS cellulose fill - AND guaranteed q50 4 - air tightness - TF is getting a lot cheaper at present.

Big range of number here:

danosan 360,000/230 = 1565 sqm or 145 sq foot

yop: 195 sq m built for 165k or 79 a sq foot

Baby builder at 175 a sq foot with a U value of 0.12
and finally
ardara1 at 17 sq foot

Am I missing something ?

danyosan

I can only speak for myself, but my price was for a turnkey finish, which basically means that the only thing you do yourself is "turn the key" and move in.

I'd guess that the others that are cheaper did some work themselves.

lanod2407

I seen a few posts noting that the downward pressures in the overall construction space are driving the prices and leadtimes down for standard block construction. Is there a corresponding reaction from the TF industry to match / complete with the changing prices being quoted?

250882

From what I can see their corresponding action seems to be going bust

whitestew

hi. first post. apologies for any mistakes. would appreciate peoples opinions on what tf they used and why they found them good. can pm me if not allowed. in planning permission stage at the mo.
thanks in advance