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 quote for your project at any time.
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:
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.
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.
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 & 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.
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 e-mail us at dana@hampshiretimberframe.com with any questions.
The following items are not supplied by Hampshire Timber Frame and are the responsibility of the buyer.