The Process in Phases

•  Getting Started
•  The Design Program
•  Determining Your Costs
•  Scheduling and Shop Phase
•  Raising Your Timber Frame
•  Completing Your Home

Getting started ~
                with  your Timber Frame project

A successful building project is composed of well managed details. Here’s a good place to
start before you contact Homestead Timber Frames:

         •  You own your land
         •  You have a good idea of the size and style of your homestead
         •  You have a realistic budget and funds available
         •  You have a reasonable target date for completion
         •  You have chosen a contractor to finish out your home OR
         •  You have chosen to be your own contractor

The first step in building a timber frame home is to choose a timber frame company.           
          We believe you make this decision based on three criteria:
          1.   They are located within 250 miles of your building site
          2.   They are professional in their services offered and skilled in their craft
          3.   Their personalities match yours which creates a sound working relationship

Now that you have taken care of your initial planning, it's time to pay Homestead Timber Frames a visit. You are welcome anytime but please call ahead so we can give you our undivided attention. Bring with you that shoe box full of clippings and photographs along with your notes and “must haves” list. We will listen intently as you describe your project. During this get together we will address budgets and building costs as they pertain to your project. This will allow us to give a realistic quote that falls within your working budget.

Our first official step together is to provide you with a Home Design.
 

Our Conceptual Design Program ~
Building an excellent timber frame home begins with an excellent design. In the conceptual design process we work with you to ensure that your home accommodates your space requirements, exhibits your chosen style, beautiful in appearance, and fits within your building budget.
How you and your family function on a daily basis is the single most important factor in designing for the way you live. Your floor plan should reflect the details and nuances of your lifestyle. Space requirements for your kitchen, dining room, family room, bedrooms, and bathrooms should be designed to accommodate those who use the spaces. Designing a floor plan that accommodates traffic patterns is essential in making a home feel convenient and comfortable. Unique features such as niches, bookcases, a mudroom, fireplaces, and ceiling treatments must be factored in. A home that reflects your lifestyle is a pleasure to live in and entertain in.

First, we visit with each other. You travel to our shop to see our work first hand.
We learn of your desires for your new home and you learn of our capabilities. During this visit you will have the opportunity to consult with one of our designers at no charge or obligation.

Second, we combine information you have given us with our notes to produce the first renderings of your new home. We share these renderings with you—typically via e-mail—for your comments and revision requests. Often two or three rounds of revisions may be required to accurately portray the home you have in mind.

Third, we design your timber frame schematic in 3-D, matching your floor plans and elevations. These 3-D schematic drawings depict the major aspects of your timber frame to help you clearly understand the structure we propose to craft for you.

Fourth, we provide you with pricing for your timber frame and structural insulated panel package. Your timber frame package includes: construction drawings, timber frame shop drawings, your timber frame traditionally joined and raised on your first floor deck, structural insulated panel plans, and structural insulated panels cut to your specifications and installed on your timber frame.

The Cost?

First Design Consultation - No charge

Design Retainer - $500.00 (Credited back to you when you initiate your Timber Frame Production Agreement)

Hourly Design Fee - $50 per Designer Hour billed monthly. The hourly fee is charged against your retainer.

(Provided enough information is gathered on the front end, most modest sized homes (less than 1800 sq. ft.) will not exceed the $500.00 for the Conceptual Design.)
 

To see some examples of our  design work check out Timber Frame Design.
 

Once we have completed the Design Program together and you are comfortable with the quotes for your timber frame package and SIP package costs, we prepare a Timber Frame Package Contract for both parties to sign. This contract will outline the scope of the work to be done in our shop, a payment schedule, the owner's responsibilities to be accomplished before the timber frame arrives at your site, and an estimated raising date. We then prepare your Construction Drawings, which are in 1/4 inch scale and include:

• Five sets of Construction Drawings

• Foundation and first floor deck details

• Timber frame shop drawings

• Additional section drawings as needed

• Window and Door schedule

• SIP (Structural Insulated Panels) plan and specifications

How to determine your costs ~

Typically a full timber framed home package costs 15-25% more than a conventional custom home of the same design. Costs vary depending on site conditions, selection of doors and windows, amount of plumbing in the house, exterior finishes and choice of roofing materials. Costs increase more with longer driveways and utility access.

Timber frame joinery to accommodate complex designs are considerations as well. All these issues should be discussed on the front end in order to have a realistic dollar figure in establishing your budget.

Cost saving advice for your project.
 

Scheduling and Shop Phase ~

Once you have signed off on your Conceptual Home Design and a Timber Frame Production Agreement has been initiated, we allocate a time slot in our shop schedule for your project. Homestead Timber Frames operates on a "first deposit – first serve" basis. Your deposit allows you to reserve a delivery date that accommodates your building schedule. Our production of your construction plans and our shop schedules are synchronized to meet your delivery date. Delivery of your timbers to our shop and the shop joinery takes 3 to 12 weeks depending on the size of your project. Delivery of the completed timber frame takes place when all is in readiness on your site.

     A Timber Frame Ready Site has these characteristics:
          1.   Your home’s footings, foundation, and first floor system are in place.
          2.   You have ample space for timber delivery and staging.
          3.   You have scheduled for forklift rental and crane services.
          4.   You have electrical service and bathroom facilities on site.

Details on all specification and considerations are contained in our guidebook, "Timber Frame Raising and Enclosure Details" given to you with your completed plans.  
 

Raising Your Timber Frame ~

The most exciting day in the life of your timber frame is Raising Day! You have anticipated this day for months, possibly years. You have seen the vision of your home take shape on paper; now on this day you see that vision literally rise in the air and secured permanently with wooden pegs.

The timber frame crew will first assemble all building sections (bents) and peg them together on your first floor deck. Connecting timbers will be arranged in order of installation. When all is in readiness the crane operator will arrive on site and up she goes. Each section is raised and secured, one section to the other. All floor and roof members are "flown in" in turn until the timber frame structure is complete.

A straight-forward timber frame composed of four bents and three bays typically takes three to four days to assemble and one day to raise. An additional day or two is required to true the timber frame and peg all joinery.

At this time, the SIP’s should be on site and the installation crew ready to apply the pre-cut panels onto your frame. Average panel installation for a medium size home takes 3-5 days.
 

Completing Your Home ~

Most timber frame home owners choose to enclose their home with Structural Insulated Panels (SIP’s). This makes for an extremely energy efficient home. Some panel manufacturers provide panels with wiring chases and window openings already cut before delivery to your site. The panels go on quick and within a week your home is weathered in. We try to coordinate the delivery and installation of panels by the day after the frame is up. You may install your windows during this process as well.

A general contractor is usually hired to oversee the foundation work as well as finishing the home out after your timber frame is raised and panels (if applicable) are installed. While experience or knowledge of timber framing is helpful, it is not necessary. Homestead Timber Frames will be happy to meet with your contractor at the beginning of the project and supply information needed to make the work flow smoothly. Remember that construction details and specifications are to be in compliance with the local building code.

We would recommend you ask your contractor at the beginning if they are comfortable working with a timber frame company. Your construction plans will have all the necessary specifications to complete the house just like any fine custom home. If you desire timber framing to be used on the outside of your home such as porch entrances or additions to the gables, etc. this may require being built on site as the home is near completion. Your contractor may be able to do this or it may require Homestead Timber Frames to come back after a period of time. All these decisions can be made with your contractor during the initial meetings between parties. 

Some design alterations can be made to the timber frame while in the shop to accommodate special considerations such as wood or stone flooring, custom windows, and fireplaces or chimneys. Your contractor and Homestead Timber Frames will try to collaborate to make the project progress smoothly while under construction. It’s important to save your dollars by creating these modifications on paper in the design phase rather than finding out later that expensive change orders are required to accommodate your taste.

If you desire to serve as your own contractor, we will work with you to determine your goals. You may consider hiring sub-contractors for specific jobs such as plumbing, wiring, or roofing. Many beautiful homes have been built by their owners who are justly proud of the accomplishment. Either choice requires patience, flexibility, and fortitude

An excellent book you may find helpful is Designing Your Dream Home by Susan Lang (2008). This book goes into great detail that covers the design stage, interviewing for contractors, and choosing cabinetry, appliances, and hardware.