webbmeister
Gold Member
Tim:
My wife and I planned for more than a decade to build a timberframe when we finally moved back home to take care of our parents and settle into oure last jobs. We researched, visited manufacturers, visited finished and under-construction homes, and finally decided on a timberframe from Riverbend (http://www.riverbendtf.com). They have a magnificent (and huge!) machine that plucks a timber from a pile, cuts it exactly to length, width, and thickness, and then creates perfect-fitting mortise and tenon joints. After that is finished, their guys use a router to relieve internal mortise shoulders so when the frame is assembled the tenons don't tear at the shoulders of the mortise. They also use the router to hand-chamfer the edges to your specifications, and they hand/machine sand every piece of the frame. After that, they assemble the frame, mark it for reassembly at the construction site, disassemble it, and load it for shipping. They manufacture and cut their own panels too, under the Insulspan name.
The fact is that these do cost more to build than stick-built homes. Visiting around the area, "custom" homes that are pretty nice are getting built at between $115 and $135 per sq.ft. - depending on the level of finish and what type of exterior is applied (masonry = $$$). Our timberframe, which is a full timberframe, is costing us $155 per sq.ft. We are using cedar as the exterior, so you can see that much of the cost is not in masonry, but the timberframe package. We have specified nice finishes, but to give you some perspective, we are the "Consumer Reports Best Buy" type - not the "It's better because it costs more type."
Others here have said it, and I cannot emphasize enough the importance of finding the right builder - not only to get the job done right, but to get a decent price. Once we got serious and started putting things out for bid, we learned quickly that quality and rates varied wildly - and that they aren't always tied together. It took us a year of shopping around before we found a guy who doesn't use solid gold nails and stone imported from the tombs of ancient Greek gods. He does use first-rate materials, he has excellent relationships with his subs, and his GC fee is within the realm of normalcy (12%). In the process of finding him, we ran into GC rates of between 10% and 20%. Those who quoted less on this fee quoted higher prices for other elements of the job. We feel fortunate to have found this fellow.
The frame and panels go up in about two weeks on your already-finished foundation, and Riverbend sends a guy who stays for the first day of this process to teach the crew how to put things together. After that, the windows (not by Riverbend) are installed (don't skimpon window quality - between the Insulspan panels and the well-built and purposed windows, you'll wind up with a home that is very kind to your energy dollar,) your shingles (not by Riverbend), are applied, the house wrap is applied, and your crew is then under-roof. That is where the real time consuming stuff starts. Electrical, Mechanical, Plumbing, Non-Timberframe Carpentry, etc. are all done by subcontractors with materials your General Contractor arranges for with his local sources. Count on 6 months at the minimum, and 8 months as a more realistic finish time.
One other thing - watch out about permits. A timberframe and panels are a superior structural combination, but old-timers in some city building departments who have not been exposed to them have to get a hard sell to allow them.
We think they are beautiful, and can be rustic, Craftsman, ultra-modern, or anything in between. Whatever you decide to do, we wish you the best with your choice!
Regards,
Jim
My wife and I planned for more than a decade to build a timberframe when we finally moved back home to take care of our parents and settle into oure last jobs. We researched, visited manufacturers, visited finished and under-construction homes, and finally decided on a timberframe from Riverbend (http://www.riverbendtf.com). They have a magnificent (and huge!) machine that plucks a timber from a pile, cuts it exactly to length, width, and thickness, and then creates perfect-fitting mortise and tenon joints. After that is finished, their guys use a router to relieve internal mortise shoulders so when the frame is assembled the tenons don't tear at the shoulders of the mortise. They also use the router to hand-chamfer the edges to your specifications, and they hand/machine sand every piece of the frame. After that, they assemble the frame, mark it for reassembly at the construction site, disassemble it, and load it for shipping. They manufacture and cut their own panels too, under the Insulspan name.
The fact is that these do cost more to build than stick-built homes. Visiting around the area, "custom" homes that are pretty nice are getting built at between $115 and $135 per sq.ft. - depending on the level of finish and what type of exterior is applied (masonry = $$$). Our timberframe, which is a full timberframe, is costing us $155 per sq.ft. We are using cedar as the exterior, so you can see that much of the cost is not in masonry, but the timberframe package. We have specified nice finishes, but to give you some perspective, we are the "Consumer Reports Best Buy" type - not the "It's better because it costs more type."
Others here have said it, and I cannot emphasize enough the importance of finding the right builder - not only to get the job done right, but to get a decent price. Once we got serious and started putting things out for bid, we learned quickly that quality and rates varied wildly - and that they aren't always tied together. It took us a year of shopping around before we found a guy who doesn't use solid gold nails and stone imported from the tombs of ancient Greek gods. He does use first-rate materials, he has excellent relationships with his subs, and his GC fee is within the realm of normalcy (12%). In the process of finding him, we ran into GC rates of between 10% and 20%. Those who quoted less on this fee quoted higher prices for other elements of the job. We feel fortunate to have found this fellow.
The frame and panels go up in about two weeks on your already-finished foundation, and Riverbend sends a guy who stays for the first day of this process to teach the crew how to put things together. After that, the windows (not by Riverbend) are installed (don't skimpon window quality - between the Insulspan panels and the well-built and purposed windows, you'll wind up with a home that is very kind to your energy dollar,) your shingles (not by Riverbend), are applied, the house wrap is applied, and your crew is then under-roof. That is where the real time consuming stuff starts. Electrical, Mechanical, Plumbing, Non-Timberframe Carpentry, etc. are all done by subcontractors with materials your General Contractor arranges for with his local sources. Count on 6 months at the minimum, and 8 months as a more realistic finish time.
One other thing - watch out about permits. A timberframe and panels are a superior structural combination, but old-timers in some city building departments who have not been exposed to them have to get a hard sell to allow them.
We think they are beautiful, and can be rustic, Craftsman, ultra-modern, or anything in between. Whatever you decide to do, we wish you the best with your choice!
Regards,
Jim
