Timber Frame Construction – The Complete Guide to Building a Timber Frame Home

How is a Timber Frame House Constructed?

The overwhelming majority of shells are produced off-site in a factory – although the extent of prefabrication differs according to the complexity of the project and whether you opt for open or closed panel framing. Large parts of the process are computer-controlled, so you can expect accuracy and quality as standard.

The core part of a timber frame is the load-bearing, storey-height walls. These are lightweight engineered panels, each comprising a network of studs encased on either side with a wood-based sheathing, such as oriented strandboard (OSB).

The gaps between the studs are filled with insulation to create a highly-efficient structural panel – and excellent levels of energy performance can be achieved with relatively slim walls, which can help to optimise internal floorspace.

What Do I Get in a Timber Frame Package?

In addition to the load-bearing wall panels, your timber frame construction supplier will manufacture the internal partitions, floor and ceiling joists, roof trusses etc. It will also provide all the components required to erect the shell and make it weathertight (such as breather membranes, sealing tape and – depending on the suite you’ve selected – insulation).

For this reason, many timber frame companies in the sector offer their frames as design and build packages – and a large number can even take care of follow-on parts of the project, right up to completion if you desire.

Having found a suitable plot in West Sussex, this couple contacted Scandia-Hus to develop the plans which would become their new home. The couple opted for a turnkey building route, which meant that Scandia-Hus managed the project and took the scheme through planning to the completed build, while the couple were able to choose the finishing touches

You can expect an eight to 12 week lead-time for your timber frame to be manufactured. Once ready, it will be delivered to site in lorry loads. Most suppliers offer a design and build service, so you can use their team to take the shell to weathertight stage (or even through to later phases in the process, right up to completion). Alternatively, you can often select your own general builder to tackle the job.

What Isn’t Included in a Timber Frame Construction Package?

It’s extremely rare for timber frame construction suppliers – even the turnkey design and build firms – to offer groundworks and foundations as part of their packages. The most they’re likely to do is recommend a partner firm they’ve worked with in your area.

This is important, because it becomes your responsibility to get the foundations and floor slab perfectly square and level within the tolerances your frame manufacturer demands. If you don’t get it right, they won’t put up the shell – and you’ll face delays for remedial works.

Should I Opt for Open or Closed Panel?

In terms of the house you’ll end up with, there’s little difference between these systems. Open panel timber frames are manufactured with the internal side of the walling element unsheathed – so insulation, service runs etc are all taken care of on site.

This option should translate into a fairly short lead time for the kit, but it requires more attention to detail and labour on site than its closed panel cousin (which involves a greater degree of prefabrication).

With the latter route the insulation is usually pre-fitted, service channels routed and – in some cases – elements such as windows, doors and plaster are already in place. This has obvious benefits for build speeds, but does mean you need to nail down more of the detail of your design prior to manufacture.

How Energy Efficient is Timber Frame Construction?

This will of course depend on the specification you opt for, but a standard home built using timber frame construction and with 140mm-thick wall panels will easily get through the Building Regs.

Timber frame construction’s prefabrication process means good airtightness is pretty much guaranteed – and if you opt for higher-quality, thicker or additional insulation (such as an internal layer beneath the plasterboard) you can achieve excellent thermal performance that rivals any other system. What’s more, providing it’s responsibly sourced, timber is a carbon-neutral, renewable product – so it’s naturally sustainable.

The only downside of this system in the efficiency stakes is that it’s relatively lightweight; so it doesn’t offer much thermal mass (the ability to absorb heat from the sun’s rays and release it back into the house as internal temperatures drop).

Good thermal mass makes for a predictable heating cycle, which can help to save money on energy bills. You can make up some of the gap versus masonry by opting for features such as concrete ground floors.

What’s it Like to Live in a Timber Home?

Even in a standard home built using the timber frame construction method, running costs should be affordable – and impressive eco standards such as Passivhaus, which would result in minimal heating requirement, are well within reach. You’ll also enjoy a flexible living space – open plans are easy to achieve, so you can simply partition off rooms with non load-bearing stud walls, which should allow for future alteration.

Soundproofing more than surpasses Building Regulations out of the box, but there’s no doubt that masonry systems have the edge here due to their heavyweight construction. You can upgrade with methods such as using double-skin plasterboard – but this will obviously add to your build budget.

Another consideration is that timber frame construction stud walls aren’t solid – so you can only hang heavy items such as kitchen cabinets where there’s a corresponding noggin or stud. It’s important to bear this in mind during the design phases.

How Long Does it Take to Erect a Timber Frame House?

We’ve already mentioned that prefab techniques allow for a quick route to a robust structural shell. This is because – whether you choose open or closed panels – your site team will be erecting vast swathes of walling in one go; as opposed to bedding in individual bricks and blocks.

The labour requirement is also drastically reduced, which means less time and less resource is needed on site. The frame for a typical three-bedroom home can easily be taken to weathertight stage in under a week.

The panels are lightweight and easy to manoeuvre – and some can even be man-handled into position. Large or heavy elements (such as closed panels with windows already inserted) will be craned into place; so bear the plant hire cost in mind.

Your new home’s walls and roof will be left covered in a waterproof membrane, which means work on finishing the shell can proceed both inside and out simultaneously. And because it’s a dry, ultra-fast system, you can work in wet conditions.

How Much Does it Cost to Build a Timber Frame Home?

The price of your frame will vary drastically depending on factors such as location, design complexity and the level of finish you’re looking to achieve. “A good rule of thumb is to budget between £250 to £300 per m² for the frame itself, excluding insulation,” says Simon.

The cost of insulation on top of this will depend on the material you select, its thickness and the standard you want to achieve – meeting Building Regulations or reaching for Passivhaus levels, for example.

“On average, the structural timber frame package will represent roughly 10-12% of your overall self build budget,” says Simon. Simple two-storey designs on serviced plots will be at the lower end of the spectrum, with more complex single-floor or split-level concepts at the top. Plus, of course, the frame itself only represents a proportion of your total project budget. “Overall build costs for a completed timber frame home can range from £2,500 to £3,500 per m²,” says Mike Hope, managing partner at Roderick James Architects.

“Opting for large open spans where walls don’t line up floor to floor will increase costs, as we have to add steelwork,” notes Simon. Simplifying your building form and opting for features like standard fink roof trusses, which are quick and easy to install, is a good way to keep costs down.

That said, it’s all about matching your project specification to your budget: if you have the money to stretch to attic trusses that will enable a future room-in-roof conversion, for instance, this could represent great long-term value for money.

Whether you’re building a timber frame home on tight budget or creating a high-end house, one advantage of this system is that it provides a greater degree of cost certainty.

This is because you’ll be signing up to a fixed price package for the materials supply and, in many cases, erection of your home’s structural shell. As the frame will be prefabricated to your chosen design, you’ll be expected to pay for it relatively early in the process.

A typical arrangement might be a 25% deposit to enable manufacture, with the rest due in instalments up to delivery – plus installation costs once it’s on site. Lenders specialising in self-build are fully aware of the cashflow needs on this kind of project – but it’s important to make sure your staged mortgage payments reflect the capital outlay. You can refer to the case studies within this article to see a realistic building cost for a bespoke timber frame project.

find out how much it costs to build a house in the uk

FAQs

Do I need to choose a timber frame supplier that’s local to me?

“It’s not always essential to enlist a local timber frame company for your self build – it’s far more important to find a supplier that understands your project goals and can accommodate your individual needs. Some companies are more geared up for mass production/commercial builds whereas others – like us – cater to the self build market, offering a higher level of support and flexibility to ensure your specific requirements are met,” says Helen Turner from Turner Timber Frames.

“It’s worth making a trip to visit the timber frame supplier’s team and see their showroom or any live projects, as this is one of your biggest singular investments. Turner Timber Frames offers factory tours, show home visits and overnight stays in our newly-built Timber Frame Studio.”

Is the timber frame manufacturing process eco-friendly?

“It’s true that timber package homes are both sustainable to live in and create. These self build houses have been expertly designed to deliver excellent thermal and airtightness properties. Plus, as they are manufactured within a controlled factory environment, high performance is guaranteed and waste is minimised throughout construction,” says Simon Orrells from Frame Technologies.

“Closed panel timber systems can achieve U-values from 0.18 right down to 0.09 W/m²K. On top of these impressive performance indicators, timber is the only naturally renewable structural material. Timber frame is a highly sustainable and eco-friendly form of construction, with the lowest embodied carbon of any mainstream structural building material.”

Can I reclaim VAT on a timber frame package self build?

“Yes, in the UK you may reclaim VAT on eligible building materials and services – including package builds – through the VAT Refund Scheme for DIY Housebuilders, provided this is a new home. VAT Notice 431NB is the scheme that covers VAT reclaims on UK self builds. Note that most labour costs are already zero-rated, so they’re not part of the process,” says Sarah Mathieson from Fleming Homes.

“Additionally, items such as furniture, appliances and tool hire are excluded from the scheme. You only have one opportunity to submit a claim, which must be made within three months of receiving the completion certificate. The reward for keeping meticulous records throughout the project is a welcome cash bonus that’s the cherry on top of moving into your new home.”

What does the payment schedule look like for a timber frame package build?

“It’s important to agree a payment schedule that works for all parties and essentially doesn’t put either party at risk. Stage payments at key project milestones are standard practice. An offsite build will include payments for the upfront manufacture. A vesting agreement is often used to transfer the kit to client ownership after payment,” says David Himmons from Timber Innovations.

“At Timber Innovations, we always advise clients to do their homework – look for trading history, strong accounts, track record and most importantly a company that they feel confident to work with throughout the process. It’s not just about bottom line price – ask questions to ensure you’re getting everything you want to be provided by your package supplier.”

Can you change the design once the construction process is underway?

“Ideally, once your home’s structural frame has been fabricated, you shouldn’t make any changes. This is why it’s so important to enlist the skills of a good designer, who by this point would have gone through all the different design options and who understands how you’ll want to use the rooms and space early on in the process,” says Gareth Edmunds from Welsh Oak Frame.

“You can work with your supplier to make changes to the design right up to the point where it’s signed off and sent to the factory for manufacture. Any alterations to the scheme after that could be costly as you’d be paying for a structure that has already been manufactured and that won’t be needed anymore, on top of the cost of the new elements.”

This article was originally published in March 2022 and has been updated in November 2023. Additional content by Rebecca Foster