Timber frame cost is affected by five different factors: size, complexity, spacing, location, and wood species. The result is that a timber frame can cover for example 1500 sq. ft. but vary several thousands of dollars in cost. So to compare it directly with conventional construction is difficult. Our best answer is that when budgeting for a timber frame in your home. Figure about $30 – $35 per sq. ft. of timber framed area.
The local custom stick builders in your area may be building anywhere between $150.00 – $200.00 per square foot. A timber frame in your area may add 25% to that cost. Our frame costs are pretty standard, meaning a home in Colorado or one right here in Kansas will cost about the same, however, the total cost of the home is always dictated by the region where it will be built.
When you receive a frame price or estimate from us, the cost of the raising is included. The only thing we do not include in that number is the cost of renting a tele-handler, crane, scaffolding, and lodging for our crew. We have found that the owner spends less money and gets better quality if they source those items locally rather than us doing it from afar.
There is no “distance surcharge”. The cost does include shipping, but the difference in shipping to Montana or an hour down the road is minimal. There is no sense to further complicate the price of a timber frame by adding surcharge after surcharge.
We are open to travel just about anywhere in the continental United States.
We’re comfortable working with an architect or designer if you choose to hire one. However we are capable of designing the rest of your home as well as providing the plans necessary to complete the project.
Our design services are billed at $60 per hour. In most cases, a home will range from 40 – 60 hours of total design time. The final amount of design time is heavily dependent on the size and complexity of the home as well as the number of changes required. With the design fees, we include two full sets of prints that we will mail to your location. Any prints beyond that, we charge $2.50 per sheet plus postage.
With well over 100 frames designed and raised, we’re certainly familiar with designing a home that fits your needs. We do not have a registered architect on staff so if local codes require an architect’s stamp, you will need to hire one. However if that is not required, the advantage to using our design services is that we can adjust the design in the beginning to skirt issues that will come up later in the process.
A hybrid timber frame is a very loose definition. A “hybrid” means that the home is constructed using different structural methods. For instance, a portion of the home is timber frame, and another portion is stick framed or panel framed. Whether or not a hybrid timber frame is cheaper depends on many factors. One of those is that the portions that are timber frame should not try to line up with the portions that are not timber framed. If the design you’re working off of is already compartmentalized or can be easily, then it’s a design worth pursuing.
Roof design plays a large part in whether or not a hybrid has the potential to be cheaper. Some things to look for:
- The non-timber frame ridges should be perpendicular to the timber frame ridge.
- If the non-timber and timber frame ridges are parallel, the roof planes should be out of line with each other. Either through change in elevation, roof pitch, or house width.
- If a portion of the structure is timber, the other portion is separated by a small non-timber passageway so that it’s essentially two separate structures. (A garage with a breezeway would be a good example.)
Once a quote has been completed and we have a hard number, 2% of the timber cost is due in order to schedule your project. This means we are working with you to block out time on the yearly calendar to complete the work of building your frame. Approximately 4-5 weeks before your scheduled time, we collect a 50% deposit to order the timber from the sawmill. The remaining 48%, plus accrued hours of architectural design time, is due at the raising. Any fees for Structural Engineering reviews or sealed / stamped drawings will also be added to the final payment. In addition, it’s not uncommon for us to build mantles, tables, benches, etc. This usually happens during the frame building process; these fees will also be added to the final invoice.