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What is the relationship between the Timber Frame Business Council and the Timber Framers Guild?
These are two organizations which work very closely together, but have different missions. The Timber Framers Guild is an educational organization, dedicated to establishing training programs for timber framers, disseminating information about timber framing and timber frame building design, displaying the art of timber framing to the public, and generally serving as a center of timber framing information for the professional and general public alike.
The Guild is best summed up in their motto “education, training, inspiration.” The Guild offers only individual memberships, and is a charitable non-profit organization.
The Timber Frame Business Council grew out of the Guild in the mid-1990’s. We have a more promotional focus, and offer only company memberships. Because of our promotional work, we are an industry non-profit.
Our mission is to strengthen the timber frame industry. We join the Guild at conferences, running the trade fair and sponsoring speakers on business topics, and organizing pre-conference events. Most TFBC member companies have employees who are individual members of the Guild.
What is the difference between Log, Timber Framing, and Post and Beam?
Log Buildings are built of logs stacked horizontally, creating the walls.
Post and Beam structures are any buildings that have upright posts supporting horizontal beams. Typically, Timber Post and Beam structures are made of timber, held with metal brackets. These may be built of log (round) or timber (milled square).
Timber Framing is a specialized version of timber post and beam that is built like furniture, utilizing wood joinery such as mortise and tenon, held in place with wooden pegs.
As designs become more intricate and code requirements more stringent, these distinctions are blurry at best - timber frames may require engineered connectors in some joints; there are connectors available that are hidden in the timber and not attached to the timber surface.
What are the benefits of Timber Frame building?
Emotional Appeal. The feel of a timber frame building is one of warmth, strength and security. Timber framing allows the homeowner to vary the amount of "wood" look throughout the home. By using a mixture of T&G, drywall and other materials you are not tied to one theme or look.
Design Flexibility. Since there are typically no interior load bearing walls, your floor plan can be very open, and can be changed as the needs of the occupants change.
Durability/Longevity. Timber frames are structurally very sound buildings, which will last hundreds of years. There are buildings in Europe & Asia hundreds of years old that are still standing, which were built using timber framing. Modern timber frames in the US have survived major natural disasters, including hurricanes and earthquakes, in very good shape, when neighboring homes have been condemned.
Energy Efficiency. You can use a variety of enclosure systems which create an envelope of insulation. It is an extremely energy-efficient building system.
How do I choose a timber framing company?
Check out our membership list. There is a wide range of services and market areas; many companies work all over the US. Using the searchable membership list on our website, you can easily contact several companies by email link, and ask them about what they offer. Find the ones who offer the services you want, and with whom you believe you can develop a good working relationship. When you ask for references, make sure to ask for the name of a client with whom there was some sort of problem that was resolved - you will learn much about how the company operates under difficult circumstances.
Email us with your project. Complete the form on our website under “Find a Timber Frame Company.” Write down all the specifics you have about your project (what size, where, time frame, budget, and any other details you have) as clearly as possible. This can be as detailed and involved as you want to make it, but please don’t include attachments. Submit that, and it will automatically be forwarded to our members. The ones who work in your area will contact you.
Why should I let any company know my maximum budget?
You will be working as a team. It is imperative that you and your builder understand your budget for the entire project, from land acquisition and preparation and permitting to constructing and enclosing the frame, to finishing the home, landscaping and the finishing touches. Be clear and honest about your budget with the company you choose - that is the only way they can guide you through the design process to make changes that will help meet your budget. It is the responsibility of the home designer to keep the project within budgetary limits, and they can only do that if you give them good information.
The most heartbreaking stories in home building come from people who have gotten in over their heads and can't finish their home. If you have any doubts about developing the complete budget, another option is to hire a consultant to help you - we have members who offer the specific service of helping set budgets on projects, and will insure their accuracy.
"I'll save money doing much of the work myself..." This is an area where you need to be extremely honest with yourself - keep in mind that to really save money by doing this work yourself, you need to have lots of free time and good skills. It's pretty common for people to get in over their heads in this way. On the other hand, if you have your life structured to be able to do this, it can be highly rewarding.
How much do Timber Frame Homes cost per square foot?
This question is similar to asking, “How much does a new car cost?” The answer is, “It depends.” There are so many variable influencing this cost, that until you have a basic floor plan and rough frame design, and some ideas about the choices of wood and degree of finish you are interested in, you will not get a very useful estimate. It can be stated, however, that the cost of a timber frame is comparable to a well built custom home with extensive cathedral ceilings and open space with comparable finishes.
Some builders will give a range of cost per square footage, but it is in your best interest to really understand what affects this range. Also, keep in mind that how square footage is calculated directly affects any estimate given in terms of square footage. Including porches, garage, etc. in the square footage of the home will of course skew the price from a quote which includes heated space only. If you are comparing estimates, make sure the square footage is calculated on the same basis in each case.
Beyond the timber frame, you will make myriad choices that will affect the finished square footage cost. If you like stucco and slate roofs you will be in a higher part of the price range than if you accept asphalt shingles. Hybrids, making the choice to do part of the project as a timber frame and part as stick building, can sometimes make a project more affordable - consider timber framing the public areas and build the wings with structural insulating panels.
In the end, you have only three variables to work with in the homebuilding process: size, quality and budget. You can set two of these, and the third will be set automatically, like the sides on a triangle. Rather than sacrificing quality for a large home if your budget is tight, consider challenging your designer to design high quality, comfortable, smaller spaces. Any project can have heavy timber designed into it.
What Affects the Price of the Timber Frame Package?
The price of the timber frame portion of the structure varies according to how many pieces are in it, what species and quality of wood is chosen, how big or long the timbers are, how the timbers are finished, what all is included in the package, and any exceptional site requirements.
Efficiency of frame design. In the same floor plan, you could add a bent or two and have 20% to 30% more timber in the project – which will clearly completely change the cost per square foot.
Wood selection.
Quality. (Dryness & growth pattern). You have choices ranging from green wood, which could be either old growth or second growth, to kiln dried or recycled wood. Each of these can markedly affect the price of the frame. Basically, the more stable the wood (drier, denser) the less the joinery will open over time, and the less checking you will see. In a well built timber frame, these two issues (shrinkage and checking) do not tend to be structural, so this decision is based on aesthetics vs. cost.
Species. There are many species that can be used in a timber frame. Individual builders tend to have a few choices of wood species that they work with, and they can tell you the pros and cons of each choice. Some are available in longer lengths, some offer greater strength in a smaller dimension, some are considered prettier or more interesting.
Finish. The finish on the timbers themselves is a consideration. The choices include rough sawn wood, a sanded and oiled finish, hand hewn, adzed, sand blasted or nylon brushed. You might apply a clear oil, stain or even a colored wash, like a light white wash.
Site Requirements. Accessibility to your site will be a factor in determining the cost. Can a truck and trailer drive right to your site, or will there be extra handling? Can a crane be brought in? Of course, these considerations apply any home built on a site, but it is something to keep in mind.
What is included in the package? When you are comparing prices between companies, be sure to get a clear list of what is included, and make sure you compare straight across. In addition to the items listed above, this will include questions such as what are the details of the raising? How many people will be on site – are they sending one representative or an entire crew? What equipment is included, etc. What is the enclosure system - material and energy efficiency. What level of drawings are included - is it enough to get the necessary permits?
Take the time required to really understand the quote comparison - companies all quote not only different materials but construction details (wrapping the deck, overhands, drywall installation, etc). You need to understand what is being quoted not only in materials but details and labor.
What Is Different About Finishing Timber Frames?
This is intended to be a list of items which are different in a timber frame from traditional cavity-wall construction. We have compiled it in an attempt to clarify what questions need to be asked, and to illustrate that while there are differences, they need not lead to increased difficulty or inflated costs.
Permitting/Engineering
Most building departments require stamped drawings. Anything that is non-prescriptive will need to be engineered.
Foundation
Foundations for timber frames differ from foundations for stick framed structures in that you need to account for point loading where the posts are supported.
As with any pre-built system, precision in foundation construction is critical to assuring that the pre-cut frame will fit well.
As in any structure, you need to do a good job of tying the building frame to the foundation to resist uplift loads from wind and earthquakes. There are several methods for doing this and the individual timber frame builder or engineer you work with will discuss this with you.Doors and windows.
Depending on the enclosure system used, may require deeper jambs.
Drywall/Painting
Plan for extra taping or prep time.
Electrical
As always, early planning and good design are as important.
Interior walls – no change.
Exterior walls – if using SIPs, use the pre-cut chaseway.
We recommend visiting the SIPA site for technical information.
Plumbing/HVAC/Ductwork
As always, should be run in interior walls, and planned not to interfere with structural members.
Plan for accessibility
If using SIPs, plan to do an energy audit and ventilate the building.
Energy code note: If the R-value of the chosen enclosure system does not meet requirements, you may need to do a full-house analysis to prove the system.
Sprinkler systems may need special design for non-cavity enclosure systems.
Roofing
If Structural Insulated Panels, refer to the specific manufacturer’s recommendations. We recommend visiting the SIPA site for technical information.
Things that typically do not change:
Exterior finish options
Flooring
Interior partition walls (typically not load bearing)
How are timbers specified?
These are the attributes that typically get specified between the timber frame company and the customer, and listed by timber frame companies when they order the wood for your project. If you don’t know what any one of them means, or which you should request for your project, discuss them with your timber framer and decide which is the most appropriate. If you are requesting multiple bids, making these sorts of specifications will ensure that you are comparing similar products.
The choices you make will affect the cost and quality of your completed frame, so make sure you ask questions until you fully understand the consequences of your selections.
Species
Examples: Douglas fir, pine, southern yellow pine, red oak, cypress, western red cedar, yellow cedar, Port Orford cedar.
Grade
Examples: A clear, B/Btr, C/btr, D/btr, Select Structural, #1/Btr, #2/Btr, selected for appearance
Sawn
Examples: Boxed heart, free of heart, Min sap wood, No sap wood, No juvenile
Rings per Inch
Examples: Dense Old Growth (10+ RPI), Dense (6+ RPI), No minimum
Grain
Examples:
Type: Mixed, flat, vertical, VG 4 sides
Slope: 1:10, 1:12, 1:15, Other
Spiral: No left
Defects
Examples:
Knots (edge or spiked)
Pitch pockets
Wind shake
Moisture Content
Examples:
Green, RF/V to specified percent, conventional kiln, standing dead, other.
Finish
Examples:
Rough, re-sawn (full size or as listed), planed (S4S or other, full size or as listed), sanded, oiled, adzed, brushed.
Embellishments
Examples:
Carvings, pendants, curved pieces from naturally curved logs, sawn curves, other.
Articles of Interest
Reclaimed Timbers
Forest Salvaged Timbers
SIP's and SSP's Are Not the Same
Characteristics of Commonly Used Species
Please refer to our Client Guide for general information about the process of designing and building a Timber Frame Home. |
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