Frequently Asked Questions

Timber framing is a distinctive style of building construction where heavy timbers are used to frame the structure instead of more slender dimensional lumber (for example, 2"x6"). Timber framing was a building practice used throughout the world until 1900 when the demand for cheap, fast housing brought dimensional lumber to the construction forefront. In the 1970s, craftsman revived the timber framing tradition in the United States and have ushered the design style into the modern era. To learn more about the history of timber framing, visit our Heritage page.

One of the most defining elements of a timber frame is its unique joints. Heavy timber is joined together via mortise and tenon then secured with wooden pegs. To learn more about the timber frame methodology, visit our Artistry and Craftsmanship page.

Stick Built structures are framed with slender dimensional lumber instead of using logs or timber. Log Homes and Buildings are built of logs stacked horizontally, creating the walls. Post and Beam structures are buildings that have upright posts supporting horizontal beams. These may be built of logs (round) or timber (milled square).Typically, timber Post and Beam structures are made of timber that is held with metal brackets.

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, the distinction between some of these common terms becomes blurred. For example, timber frames may require engineered connectors in some joints. These connectors can be hidden inside the joint instead of attached to the timber surface, preserving the traditional timber frame appearance while making use of non-traditional technologies. Also, hybrid structures are prevalent, where timber framing and stick building are both used in the construction of a building.

Construction with a timber frame differs from the current convention, cavity-wall construction, but these differences do not need to lead to increased difficulty or inflated costs. Being aware of these differences early on can help you understand building process and important design questions.

• Permitting/Engineering: Most building departments require stamped drawings. Projects that are non-prescriptive will need to be engineered.
• Foundation: Foundations for timber frames must account for point loading where the posts are supported, which is different than conventional stick building requirements. Precision in foundation construction is critical to assuring that the pre-cut frame will fit well. It is also important to ensure that the foundation resists uplift loads from wind and earthquakes. Timber frame builders and engineers should be able to discuss the requirements.  
• Doors and windows: Depending on the enclosure system used, deeper jambs may be required for doors and windows.
• Drywall/Painting: You may need extra taping and prep time as you work around timber beans and decorative wood.
• Electrical: Electrical wiring of interior walls remains the same between timber framing and stick built structures. However, if a timber framed structure is enclosed with SIPs, the SIPs will require a pre-cut chaseway to allow for wiring of exterior walls. To learn more about SIPs, visit our SIPs overview or the Structural Insulated Panel Association (SIPA) website.
• Plumbing/HVAC/Ductwork: These should be run in interior walls and laid out to avoid interfering with structural members. If using SIPs, plan to do an energy audit and ventilate the building.
• Energy code note: If the R-value of the chosen enclosure system does not meet requirements, you may need to do a full-house analysis to prove the system.
• Sprinkler systems may need special design for non-cavity enclosure systems.
• Roofing: If using SIPs, refer to the specific manufacturer's recommendations. To learn more about SIPs, visit our SIPs overview or the Structural Insulated Panel Association (SIPA) website.
• Design elements that typically do not change for a timber frame structure include:
• Exterior finish options
• Flooring
• Interior partition walls (typically not load bearing)

It is the responsibility of the home designer to keep the project within budgetary limits, and they do that job best when they have real information. You will be working as a team with your builder to manage the budget for the entire project, including land acquisition, preparation, permitting, constructing, enclosing the frame, finishing the structure, landscaping, and adding the final finishing touches. When you are clear and honest about your budget, the company you choose can guide you through the design process to help you build the best structure within that budget.

The most heartbreaking stories in home building come from people who have gotten in over their heads and can't finish their home. If you have any doubts about developing the complete budget, consider hiring a construction budget consultant. Members in the TFBC Membership List specifically offer the service of helping to set budgets, ensuring their success from the outset.

"I'll save money doing much of the work myself."
This is an area where you need to be extremely honest with yourself. Keep in mind that to really save money by doing this work yourself, you need to have building skills and plenty of free time. One of the most common ways that people get in over their heads is taking on too much of the work themselves. On the other hand, if you have your life structured to be able to do this, it can be highly rewarding.

Timber framing companies are located throughout North America and provide a wide range of services. To find the company that is the best fit for you, start by contacting several timber frame companies who offer the services you want. Ask for references, including the name of clients - perhaps even one client who experienced a problem with the company that the company resolved.  By interacting with multiple timber frame companies, you can learn which company you feel most comfortable with.

When a timber frame company joins the Timber Frame Business Council, they commit to providing their customers with professionalism and the highest quality craftsmanship as evidenced in their agreement to the TFBC Principles of Practice. As you begin your search for the right fit, use the TFBC Membership List and Member Company Map to connect with these professional organizations. Many of these companies work throughout the United States and have websites showcasing their portfolios.

If you are unsure about which timber frame company to contact, feel free to email us a description your project. Include as many specifics about the project as possible, including the size, location, timing, budget, and other requirements. We send this information to the TFBC member companies, who can then contact you directly about working on the project in your area.

Visit our Benefits of Timber Framing page for more information. Benefits include:

• Durability
• Energy Efficiency
• Design Flexibility
• Artistry and Craftsmanship
• Heritage

This question is similar to asking, "How much does a new car cost?" The answer is, "It depends." Many variables influence this cost, and a rough estimate is generally only possible after you have selected a basic floor plan, frame design, type of wood, and degree of finish.  While the cost is variable, it is possible to estimate that the cost of a timber framed structure is comparable to a well-built custom home with extensive cathedral ceilings and open space with similar finishes.

Some builders provide a cost per square footage range, but it is important to understand what affects this range in order to compare the cost of different projects. Square footage can be calculated to include the heated space only or it can include non-heated spaces such as a porch or garage. It would be inaccurate to compare a cost per square footage estimate for heated space only with another estimate that includes both heated and non-heated spaces.

Beyond the timber frame, many of your design choices will affect the finished square footage cost. If you like stucco and slate roofs, you will be in a higher part of the price range than if you accept 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. In hybrid projects, you can timber frame the public areas and build the wings with structural insulating panels.

Fundamentally, there are three variables involved in the building process: size, quality, and budget. You can set two of these, and the third variable will be decided for you automatically. 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.

A SIP is a Structural Insulated Panel. One of the premier forms of building insulation, SIPs make a remarkable match with timber frame construction. To learn more about SIPs, visit our SIPs overview or the Structural Insulated Panel Association (SIPA) website.

What affects the price of the timber frame package?
Different factors affect the cost of a timber frame, including:

• How many timbers are required
• The species of the timbers
• The quality of the timbers
• The width and length of the timbers
• The finish of the timbers
• The efficiency of the frame's design
• Construction requirements based on the site
• Any additional features in the timber frame package. In the same floor plan, you could add a bent beam and have 20% to 30% more timber in the project. The amount of time changes the cost per square foot.

Wood Selection
The type of wood you select affects the final cost of the project. Here are attributes to consider when evaluating the type of wood for a project:

• Quality (Dryness & Growth Pattern): The choice of wood ranges from green wood, which is old growth or second growth, to kiln dried or recycled wood. Over time, stable wood that is dry and dense opens less, resulting in less shrinkage and checking. These issues are generally not structural, which means that the decision to use a type of wood can be based on aesthetics and cost. It is important to note that some of these options can markedly affect the price of the frame.
• Species: The choice of species can have a dramatic effect on the price of the frame. Many species can be used to create the frame, and individual builders tend to have a few choices of wood species that they work with. A builder should be able to offer you the pros and cons of each choice. Some species are available in longer lengths, some offer greater strength in a small dimension, and 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, sandblasted or nylon brushed. You can apply an oil, stain, or colored wash, such as a light white wash.

Site Requirements
Accessibility to your site is 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? These considerations apply to any home built on a site, but it is important to keep in mind.

What is included in the package?
Different companies offer different services within a timber frame package. When you are comparing companies, make sure to acquire a clear list of services from each company to ensure that you are comparing costs accurately. Services include the selection of the wood and other important details. How will the frame be raised? How many staff will be on site? Is the company sending one representative or an entire crew? What equipment is included? What is the enclosure system material and energy efficiency rating? Are the drawings provided enough to acquire the necessary permits?

Take the time required to really understand the quote comparison
Timber frame companies can quote not only the different materials, but the construction details (for example, wrapping the deck, overhands, and drywall installation). It is important to make sure that you understand these details in a quote when comparing options or moving forward with an individual company.

Timber can be specified in certain attributes by you and the timber frame company. Once decided, these attributes are listed as part of the project's wood order. Make sure to discuss them with your timber framer to decide which species, grades and attributes make the most appropriate choice for you. This is especially important if you are requesting multiple bids and want to ensure that you are comparing similar products.