Hampshire Timber Frame is dedicated to making your ideas work and your visions fully realized. You will have the option of purchasing any or all of the quality components we supply. We would be happy to provide you with a quote for your timber frame project per the specifications you require. Hampshire Timber Frame’s standard package includes:
Drawings for the entire package provided
Hampshire Timber Frame’s standard set of “Preliminary” architectural drawings includes floor plans, elevations, cross-sections and details and are completed in the initial design phase.
Once the package is purchased (contract phase), production drawings which include additional sections & details, foundation, timber frame & SIP drawings are completed. Please refer to our Design Services page for more information. Architectural drawings are priced on a cost-per-square-footage basis specified in Hampshire Timber Frame’s Design Deposit Agreement (DDA).
Upon signing a contract with Hampshire Timber Frame, a portion or 100% of the DDA cost will be credited towards your Hampshire Timber Frame package price. The portion of the cost-per-square-foot from the DDA is based on the total square footage area of timber frame in your final design. Therefore, if we design a 2,000 square foot timber frame structure, the complete original design deposit will be credited towards the package price. If we design a 2,000 square foot structure of which 1,000 square feet is timber frame, then 1,000 times the cost per square foot in the original design deposit will be credited towards the package price. Please refer to the Design Deposit Agreement for complete information.
We offer frames in several different timber species, such as Kiln Dried Douglas fir, Eastern White Pine, Hemlock or Oak. Hampshire Timber Frame builds frames with traditional timber mortise & tenon joinery as standard, not with hidden metal connectors or steel plates as used by some post & beam companies. However, if you are looking for a special look that includes metal plates, we will design them and manufacture them ourselves to your liking and include them in the package. We use fully housed joinery as much as possible, with larger-than-standard 4” tenons for a stronger frame. Curved braces are our standard. Some companies start with a standard straight brace and up-charge for a curved brace, we do not. The timber surfaces may be rough-sawn, hand-hewn, planed-smooth for coating with Tung oil, stained to your liking or left to finish yourself. The timber edges (corners) can be finished with a rounded bead chamfer, a straight edge, a flat 45° at 3/8” or 3/4”, a hand drawn edge or a custom edge. We wax all exposed end grain surfaces, including inside every joint, and offer oiling and staining options to complete the surface of the frame. Taking into account all these options, the cost for timber frames alone can range from about $14 to $45 per square foot of living space.
Timber Frame wood species tends to affect the total package price-per-square-foot the most. The cost of a standard package with a Douglas fir frame averages around $72 per square foot of living space. The cost of a standard package with an Eastern White Pine frame averages around $67 per square foot of living space. However, depending on frame complexity & spans, an Eastern White Pine frame may be more expensive than a Douglas fir frame, as Pine is significantly weaker than Fir, requiring larger dimensional timbers.
The frame costs will increase for any species if engineering requires very large or glue-lam timbers. Heavy snow loads, wind loads, floor loads, long spans and seismic zones will all impact the design, engineering and cost of you timber frame. The number of floors in a design affects the cost per square foot, since the same materials can be used to create different usable amounts of space. A story-and-a-half design is the most cost efficient design per square foot. A full two-story design should cost a little more than a story-and-a-half-design, as it has full height walls on the second floor. A single-story design will costs the most per S.F. of living space.
There are many different timber frame systems to choose from. The most cost efficient design is called the
Common Rafter system. Our “Common Rafter” systems normally have 6x8 rafters on 4’-0” centers. Common Rafter systems include “A” frame, Collar Tie, Ridge Beam and Principal Purlin systems. Common Rafter (also called “barn-style”) systems can cost anywhere from $14 to $32 per square foot of living space.
Bent Systems are the more elaborate systems. They tend to cost more mainly due to the increased number and size of the timbers and the more complex joinery that make up these frames. Bent systems consist of timber bents (trusses with posts) spaced 4’-0” to 14’-0” apart from each other, and tied together up in the roof area with common purlins, connecting girts on the outside walls and internal bay ties. Bent systems’ cost ranges from $25 to $50 per square foot of living space.Bent systems include King Post, Queens Post and Hammer Beam designs.
King Post bent systems are the most cost efficient;
Hammer Beam systems usually cost a little more.
Common Rafter Systems
Tongue & groove (T&G)
As our standard, all of the T&G we provide has one smooth finished side (the side visible in the final construction); all 6 surfaces have two clear coats of polyurethane. The finished face is buffed after each coat to guarantee a beautiful smooth finish. Please do not consider using the top side of a 2x6 T&G as a finished flooring as it will be very noisy and dirt will filter through to the space below.
There are two types of 2nd floor deck systems that you can choose from which we detail in our section drawings.
The first system we call a “thin floor” because it ends up being around 3” thick. 2x6 T&G Pine is placed on top of timber joists (4’-0” on center), then ½” sound board is placed on top of the T&G and then padding and carpeting is placed on top of the soundboard, giving the first floor a wood ceiling the 2nd floor a quite floor system. Hardwood flooring can also be used if placed on top of two (2) layers of ½” sound board. Bathrooms need to be stacked, or designed in a conventionally built section of the project to hide the plumbing when a thin floor is specified.
The second 2nd floor deck system is a cavity or conventional floor system typically made up of 9½” manufactured wooden I-joists, at 16” on center, with ¾” T&G plywood sheathing.
The most common materials used for 1st floor ceilings are drywall or 1x6 T&G Pine. 6x8 timber joists may also be used with this floor system, but are only aesthetic as the conventional floor system will handle the floor loads.
Structural Insulated Panels (SIPs) on walls & roofs
Hampshire Timber Frame offers 3 types of SIPs:
Expanded Polystyrene (EPS) (3.85 R-value per inch, standard, best buy, recyclable,
Extruded Polystyrene (XPS) (5.0 R-value per inch, add around 75% in cost above EPS per R value, Recyclable, closed cell foam) panels are a very good product as well and have a denser foam then Expanded Polystyrene. There are only a few companies that produce Extruded Polystyrene panels keeping the cost very high.
Neopor (4.708 R-value per inch, add around 20% in cost above EPS per R value, Recyclable, closed cell foam), a graphite integrated polymer matrix is GreenGuard certified for indoor air quality. Neopor maintains more of its R-Value when temperatures drop. There are only a few companies that produce Neopor panels keeping the cost high.
- Polyisocyanurate (Polyiso, Polyurethane) (5.8 R-value per inch, add around 25% in cost above EPS per R value) (Non-Recyclable) (open cell foam) panels have a tendency to warp and shrink over time? There are only a handful of companies that manufacture Polyisocyanurate panels keeping the cost high as well. Polyisocyanurate panels have had their troubles in the past when they would release formaldehyde gases and they also depleted the earth’s ozone layer with the use of CFC blowing agents. These panels unlike Expanded Polystyrene and Extruded Polystyrene are not recyclable.
Windows and Doors
Hampshire Timber Frame is proud to be a distributor of Kolbe & Kolbe windows and doors since 2003. Kolbe & Kolbe products are made in Wausau, WI USA and are rated among the highest quality (windows and doors) in the industry. Kolbe & Kolbe windows and doors are available in all standard opening types: casement, awning, slider, double hung, bay windows and sliding & French doors. Special window shapes are available, and all Kolbe & Kolbe units are available in many colors, trim styles & hardware options depending on what series you choose. Kolbe & Kolbe windows and doors are available in a “Classic Series” (4 color, 20 yr. warrantee) and in an “Ultra Series” (32 colors, 30 yr. warrantee) with all standard opening types. Kolbe also has many trim styles & hardware options to choose from. As a distributor for Kolbe & Kolbe windows & doors, we are able to sell to our clients at about 40% off list pricing. Windows and doors average around $16 per square foot of living space, but can go much higher depending on choice of window manufacturer, options and window & door layouts.
Siding and Trim
Hampshire Timber Frame offers real Cedar, Hemlock or Pine siding and trim, unfinished or pre-stained to your liking that feature a 15-year warranty. We offer all siding styles such as clapboards, shingles, vertical tongue & groove, shiplap and board & batten siding. We also offer cement siding in many different styles with a fifteen 15-year warrantee, which work well in humid climates. Siding, trim, and stain pricing runs around $3 to $7 per square foot of living space?