Pricing

Timber Frame

The price for our timber frame package includes customized frame design, a completed frame that is cut, finished, delivered, assembled and raised on your building site, and the use of a crane for the frame raising.

Our base price is calculated using the total square footage of "timber framed space" in your project. To find the total, multiply the square footage of the first floor by the number of floors in the structure. For example, a 24' x 36', 2-floor salt-box style frame contains 1,728 sqare feet (24 x 36 x 2). We determine your frame cost by multiplying the total sqare footage by our price per square foot. This price currently ranges between $22 - $25. Where your frame falls in this range depends on a number of factors that determine the complexity of your frame. These factors include, but are not limited to, the number of bents; the number, style and size of dormers; the number of jogs or bumpouts in your frame design that require valley timbers; the type of roof system; the height of the building; and the requirement for specialized details such as hammer beam or king post trusses.

 

Structural Insulated Panels (SIPs)

We install SIPs on our frames and provide our clients with a comprehensive SIP package (See Our SIP Package). SIP cost and installation price varies depending on the thickness and sqare footage of SIPs required to enclose your frame; the size and complexity of the timber frame as well as the condition of the house site, which determines installation time and crane costs; and proximity to the panel manufacturer, which affects delivery costs. For example, steep and sloping sites that make it more difficult work off of ladders around the house and to access the building with our crane, and that may limit access for panel delivery will increase installation costs. Included in our panel package are the SIPs and all necessary installation materials including expandable foam, fasteners and specified 2x inlay stock; panel installation including crane use; door and window openings cut to builder's layout; wall and roof panel foaming; roof paper installation, and interior and exterior spline fastening.

 

Architectural Design

We offer a separate architectural design service for the rest of your project that is billed at an hourly rate. See Our Design Service for more information.

Note: None of our services include structural engineering costs, or the cost of a structural engineer's or architect's stamp. If required, these will be added as supplemental charges.

 

How to build an affordable timber frame home

There are many factors to consider that will help to reduce the cost of your timber frame project.

  1. Keep the style of your house simple. A rectangular house with a repeating and standard bent design and no dormers is the most economical. Adding jogs, bump-outs, dormers, and custom trusses, such as hammer-beam trusses, will increase frame cost. Adding gables and gable dormers that require valley timbers increases the cost because they require compound joinery in roof rafters or purlins that join into them. Shed dormers are more economical because they do not require any compound joinery.
  2. Keep the dimensions of your building in multiples of 2' and preferably multiples of 4'. By doing so we can maximize timber and SIP usage, as these are manufactured in lengths of 2' increments and widths of 4' respectively. Keeping standard sizes of 24' x 36', 28' x 32', or 28' x 40' for example can therefore help to reduce project costs.
  3. Keep the number of bents and the number of posts per bent to a minimum. For example a 5 bent 24' x 36' structure is more costly to build than a 4 bent 24' x 36' structure, just as a 24' wide 4 post bent is more costly to build than a 24' wide 3 post bent. More bents and posts translate into more materials, joinery, and time on the site for assembly and raising.
  4. Maximize the use of building space to keep building square footage to a minimum. Since we calculate our prices based on "timber framed space", unused square footage is still used to calculate the price of your frame.
  5. Timbers cut from soft wood species such as Eastern white pine and Eastern hemlock are significantly less expensive than those cut from hardwood species such as oak and maple. They also help to reduce overall frame cost because they are easier to work with our tools, and lighter to handle. Reclaimed timber is often the most expensive wood to use in a frame.
  6. Reduce SIP waste by designing the height of your floors to maximize panel usage. The standard SIPs we use are manufactured in lengths of 8', 9', 10', 12', 14', and 16'. For example, a first floor wall height requiring 9'2" of a 10' panel wastes 10". When determining building height to maximize SIP usage, keep in mind the thickness of the house deck the timber frame will sit on, and that the SIP must also cover.
  7. Consider building a hybrid timber frame in which timber is used in only certain areas of your home. This will reduce the overall cost and still allow you to have timber in the most visible parts of your home. In most cases the rest of the house can still be enclosed with SIPs.

How much will your frame cost?

Please contact us for pricing information specific to your project. We will prepare a project estimate based on the footprint dimensions of your house, the style of home you want to build, and the timber species of your preference. For a detailed quotation, we will need additional information including floor plans, exterior elevations and building site information. To schedule your project and to complete timber frame design, Alces Post & Beam asks for a $1,500 non-refundable deposit, which will be applied towards the total cost of your timber frame project.

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