Q: I'm concerned about locking myself in with a design-build firm. Won't I save money by coordinating the architects and general contractor myself?

A: Not according to a recent study from Penn State University which compared the cost of different construction methods. The study considered more than three dozen projects ranging from 5,000 to 2.5 million square feet. The study concluded that design/build was the least expensive method, 6% less than the architect/general contractor approach.

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Q: How long do design/build projects take to complete?

A: Again according to the Penn State study cited above, design/build projects tend to outpace the other methods (Design/build projects in the same were completed 7-12% faster than the other methods).

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Q: Costs savings and time savings are nice, but it all comes down to quality - how do design/projects stack up?

A: When considering a metric for quality such as "number of times called back to a facility", design/build teams significantly outperformed the other methods of the study. The authors of the study concluded "Team oriented project delivery systems inherently foster project success; over more adversarial systems predispose projects for less success and poorer performance when measured in absolute terms."

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Q: We love the thought of timber framing. But we don't want to feel like we're living in a log cabin. Are we asking for too much?

A: Absolutely not. Timber framing refers to the type of infrastructure your home will have, and often will include features such as exposed beams. However, as you can see (INCLUDE PHOTOS AND/OR SKETCHES), timber frame homes are perfectly suited for a variety of exterior materials and interior decorating styles.

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Q: I live hundreds of miles from where I want my new home to be built. How can I possibly manage the construction process from so far away?

A: That's the beauty of the StreamLine TimberWorks process! We assemble the team who will manage the process from start to finish. We develop on-going communication tools to keep you abreast of each step along the way no matter where you are.

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Q: How long will it take to build my home?

A: Of course the answer to this is dependent upon a number of factors - materials, square footage, permitting, etc. With that said, a homeowner should be prepared for a constructural process that will typically last nine months to a year.

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Q: What is the difference between log, timber framing, and post and beam?

A: 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.

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A: 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.

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Q: How much do timber frame homes cost per square foot?

A: This question is similar to asking, "How much does a new car cost per pound?" The answer is, "It depends." There are so many variables 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, heated/unheated garages, 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 copper or slate roofs you will be in a higher part of the price range than if you use 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.

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Q: What affects the price of the timber frame package?

A: 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 wood species that can be used in a timber frame. 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, or sand blasted. 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.

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Q: What is included in the package?

A: 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, overhangs, drywall installation, etc). You need to understand what is being quoted not only in materials but details and labor.

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Q: What is different about finishing timber frames?

A: 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 depending on the specific application, but rest assured we have all these details drawn up. 

Depending on the enclosure system used, doors and windows may require deeper jambs.

Drywall/Painting

Plan for extra taping or prep time.

Electrical

As always, early planning and good design are very important.

Interior walls - no change.
Exterior walls - if using Sturctural Insulated Panels, 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.

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)

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