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Standard Pricing as of January 1, 2010
Hampshire Timber Frame is dedicated to making your ideas work. You have
the option of purchasing any or all of the quality components we supply.
We would be happy to provide you with a free quote for your project at any
time per the specifications you require. We can also separate pricing.
- Timber Frame (Hand cut)
- Stress Skin Panels (SIPs)
- Expanded Polystyrene (EPS)
- Polyisocyanurate (POLYISO)
- Extruded Polystyrene (XPS)
- 1x6 1x8 or 2x6 pre-coated T&G (Pine or Cedar)
- Windows and doors (www.Kolbe-Kolbe.com)
- Siding and trim (pre-stained Cedar or Hardiplank)
The Hampshire Timber Frame’s “Standard Package” includes
the timber frame, insulated panels (SIPs), pre-coated 1x8 T&G interior
roof coverage, pre-coated 2x6 T&G 2nd floor sub-floor/1st floor ceiling
or 1x6 1st floor ceiling, windows, doors, pre-stained siding, and trim. The
cost of a standard package with a Douglas fir frame averages around $73 per
square foot of living space. The cost of a standard package with an Eastern
White Pine frame averages around $68 per square foot of living space. Since
there are many options available when considering a Hampshire Timber Frame
package, we need “up to date” specifications and drawings (which we can provide)
of floor plans, elevations and frames for us to provide the most accurate
estimates possible.
Our standard package consists of the following components:
- A complete set of architectural drawings
Once you enter into a “Design Agreement” with Hampshire Timber Frame,
the cost per square foot within the Design
Deposit agreement will be credited towards
your Hampshire Timber Frame package price
based on the total square footage of timber frame area 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.
- Timber Frame
The cost for timber frames alone can range from about $16 to $50 per
square foot of living space. If a Pine frame
priced out at $20 per square foot, the same
frame in Douglas fir could cost $25 per square
foot. Timber frame costs will increase if engineering requires larger or
glue-lam timbers. Heavy snow loads, wind loads, long spans and seismic
zones will all impact the design, engineering and cost of the timber frames.
A story and a half design is the most cost efficient design. A full
two story design should cost a little more
then a story and a half design per square
foot as it has full 8’-0” or higher walls
on the second floor. A single story design cost the most per square foot
of living space.
There are many different timber frame systems to choose from. The most
cost efficient design is the “Common Rafter System”. Common
Rafter systems normally have 6x8 vertical
rafters on 4’-0” centers. Common rafter systems
include “Collar Tie”, “Ridge Beam” and “Principal
Purlin” systems. “Common rafter” systems can cost anywhere from $20 to
$32 per square foot of living space.
Bent Systems are “True Timber Frame” systems. They tend to cost more
mainly due to the increased number and size
of the timbers that make up these frames.
Bent systems are made up of timber bents
(trusses with posts) placed anywhere from 4’-0” to 14’-0” apart from each
other, tied together with common purlins up in the roof area, connecting
girts on the outside walls and internal bay ties . Bent systems include
“King Post”, “Queens Post” and “Hammer Beam” designs. King Post bent systems
are the most cost efficient with the Hammer Beam bent systems usually costing
a little more. Bent systems can cost anywhere from $25 to $50 per square
foot of living space.
- 2nd floor deck system
There are only two systems we supply. The first system we call “Thin
floor” because it ends up being around 3”
thick. 2x6 T&G Pine is placed
on top of timber joists (that are on 4’-0”
centers) giving the first floor a wood ceiling
and benefiting the 2nd floor with more headroom.
Bathrooms need to be stacked or designed in a conventionally built section
of the project in order to hide the plumbing when a thin floor is designed
in. We suggest placing ½” sound board, padding and carpeting above the
T&G
Pine which does not have a finished top side.
If you want a hardwood 2nd floor, we suggest
using a full one inch of sound board above
the T&G
decking.
The second system is a conventional floor system normally using 9 ½”
manufactured wooden I-beams at 16” on center
with ¾” T&G plywood sheathing.
The most common materials used for 1st floor
ceilings are drywall and 1x6 T&G Pine. 6x8 timber joists may also be
used with this floor system, but are only
esthetic in most designs.
- Wall system & Roof system
Wall & Roof system pricing comes down to all the options put together.
Stress skin wall & roof panels average around $14 to $22 per square
foot of living space.
- Expanded Polystyrene (EPS) (Standard, Best Buy)
- Polyisocyanurate (POLYISO) (add around $25% above EPS per R value)
- Extruded Polystyrene (XPS) (add around $50% above EPS per R value)
Windows and doors should average around $16 per square foot of living
space, but can go much higher depending on
choice of window manufacturer and options.
Siding, trim, vented roof system and asphalt shingle roof should average
between $10 and $14 per square foot of living
space. Standing seam metal roofs may cost
3 to 5 times as much as asphalt or fiberglass
shingled roofs.
Please call 1-866-542-4833
or contact us with
any questions.
Items home owners or General Contractors
need to supply
The following items are not supplied by Hampshire Timber Frame and are
the responsibility of the buyer.
- Land and site preparation, including excavation
- All building fees and permits
- Engineer's review and or certification if required
- Materials for construction of foundations, first floor decks, stairways
and porches
- Firing material (usually 5/8" OSB) to space the panels away from
the frame and decks
- 2x material to be placed in the Structural Insulated Panels (SIPs) for
window & door rough openings and outside nailers for siding and trim
- Transportation of package (Hampshire Timber Frame can set up the transportation
of the package)
- Crane, fork lift (with extendable forks), equipment and temporary bracing
for unloading and or installation of building materials
- Electrical power generators, food and or water at job site
- Any and all internal partition and bearing walls
- Finish flooring and dry wall materials and supplies
- All plumbing and wiring materials and supplies (owner to supply electrical
lay-out or plan on-site prior to frame and panel installation
- All heating and HVAC materials and supplies (we recommend installation
of an air-exchange system)
- All roofing materials and supplies
- All siding and trim fasteners, metal drip edge, felt and all other finishing
components and supplies
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