Timber Frame - Time Frame (Direct Labour)

Someday

Hi Guys

Has anyone completed a Timber Frame house direct labour ?

If so, how large is your house and how long did it take you ?

Thanks
SD

lastbuilders

Hi,

I am doing a direct labour self build timber frame and am finishing plastering this week. I started in November last year. Timber frame was up the week b4 christmas.

Lastbuilders

Someday

Thanks for your reply - When do you hope to be in ?

Someone told me going down the Timber frame route would take around 6 months ??

lastbuilders

It depends on a lot of things. When you are going direct labour there will always be delays with contractors not showing up etc. I hope to be in in 3 to 4 months. I am not on site all the time as I am living about 60 miles away from the site which would have added to the time to complete too.

Lastbuilders

Wobs

Hi,

Just for a bit of comparison, I started a block built direct labour/selfbuild last may and hope to be in in about a month or 2. Like LB says alot will depend on delays, the size of your buil and how much time you can put in.

LFC Murphy

Lastbuilders..... what size is your house and what was the approx cost of timber frame, did you shop around?

Thanks

lastbuilders

House is about 2700sq ft with hallmark outer leaf. I got quotes from about 8 different tf companies. I decided to go with a smaller company as they specialised in one off projects. It would have been a bit cheaper to go with larger company but I wanted a few non standard extras that they were willing to acccomodate easier such as 9" rafters and counter battening on roof.

Someday

Last Builders - What do you reckon it will cost to build and finish the house > Where are you based ?

Thanks
SD

lastbuilders

I would say it will be around 220 without any landscaping and not too much furniture. I am based in the Northeast. Some of the things I am adding like the hallmark brick all round, Heat Recovery Ventilation system, Hemp insulation, wood pellet boiler, counter battening on the roof, high quality roof felt and vapour barrier add to the cost. I am also building a garage too. If you didn't go for these it would be a good bit cheaper.

Do-more

Hi Someday - Self built a 2500 sq ft timber frame, now in 3 years. We started in Feb and completed in December, but the build was idle for months due to other commitments, trades not available etc. If you were super organized it is possible in 6-8 weeks, but unlikely if it's your first build. Like lots of things in life there are many things I would do differently/better the next time round.
At the time we had planned to sell after a year and go again to eliminate our mortgage, but it didn't work out as we couln't get another site as close to town. Consequently we built down to a price which I wouldn't do again. Having said that our spec. is still way ahead of what commercial builders are doing beside us. Always allow for extra costs, e.g. we had to come 6 blocks out of the ground for foundations so ended up with a precast concrete ground floor which we hadn't anticipated. Were in the Midlands, final build cost was approx. €130,000 + site. It's really only the cost of the site that has changed dramatically. If you have any specific questions please ask.

elliebn

Hi someday, we went timber frame and have a builder doing everything else. we ordered our tf in november and it arrived end of january, foundations had been in since before christmas.

at the moment the house is plastered inside and out, windows, doors and roof on and they are starting laying pipes then the concrete floor and finishing off the electrics (switches, fuse box etc). Our builder should be finished in august (we signed a contract). not totally sure when we will move in it depends on decorating and fitting the kitchen, we were hoping for september some time but have learned not to set our hearts on anything.

Square footage = 1750
Cost (incl foundations, tf + house to builders finish) = 190,000 approx
Build from foundations to finish = December to August = 9 months (ish)

Ellie

yop

We are about 1 month away from completing a self build of a 2100 sq ft timber frame.
Have a gander at my blog to see if u can gauge what times u are looking at.
Most people will not do as much as we did so u can take the time away from it.

Someday

Thanks for the replies - Anyone else ?

sakigrant

Hi,

We started our foundations for our TF in July last year. Had quite a few problems getting hold of the trades, not turning up etc. We moved in in February but if everything had gone to plan (highly unlikely!) and people had turned up when they said they would then we could have got in before Xmas. The house wasn't completely finished when we moved inbut was liveable with some minor jobs. Better than paying mortgage and rent. Still doing bits and pieces, almost finished landscaping.

Cost including site for 1900 sq ft TF + furnishing + landscaping = €20 K.

Could have done it a lot cheaper if we had put in lower spec bathrooms, kitchen, flooring etc and if missus hadn't gone crazy in Laura Ashley and Habitat!!

yop

20k is good going

squire1

Just reading the replies on this thread and although it is a very small sample, it seems that the timeline and cost of TF is very similar to block build. I broke ground last August bank holiday and moved in at the end of March. 1900Ft about 200K finished out. (ie painting, tiles, floors, kitchen, bathroom etc) A lot of the usual delays with tradesmen not turning up but nothing serious.

Someday

Did you complete the build via direct or Builder ? Where are you based ?

squire1

A combination of both, Someday. Cleared the site myself including entrance, driveway and topsoil clearance. Got a contractor then to dig and pour foundations, floor slab, blockwork, stonework, first fix plumbing, all electrics and roof. I did the rest myself or with direct labour.

Funnily enough, dealing with the contractor was the more stressful as I had lost some element of control as to when guys would turn up. He ran about four weeks over schedule but that was because we had a lot of rain last October/November. Doing it again, I would do it all by direct labour. I'm a bit of a control freak;)

Based in Kildare btw. Sorry to OP for going off topic.

Edit : Just realised you were the OP.

Someday

So Six months to nine months if going to Plan ?