Self Build Timber Frame Home - Part III
Construction Documents
Construction details and specifications to be completed in compliance with the local building code. A final and accurate price should now be provided. The level of detail required for the latter may be influenced by the type of contractual relationship you have with your contractor. The drawings and specifications completed in this phase become the basis for financing, permits and any future construction contracts. Note: Please keep in mind that design development and construction documents may cost a modest fee.
Additional Services
Your architect or designer may be able to assist you with soliciting and reviewing bids and negotiating contracts with the timber framing company and/or the general contractor. The design team may also serve as administrator of the construction contract, assuring that construction is in accordance with the construction documents. And finally, your architect or designer may be able to provide or put you in contact with interior and landscape consultants.
Construction
Construction is the real test for all the planning preparation and coordination. There are three major types of contractual relationships: a fixed price, cost-plus-fee, or construction management. All of the options have advantages and disadvantages and should be considered carefully.
Fixed Price Contract
The timber framing
company or general contractor agrees to build the house as shown
on the construction documents for a set price. Usually there are
allowances for appliances, finishes, cabinets, lighting fixtures,
etc., which can be modified by a Change Order. Therefore, the 'fixed
price' is a bit misleading, unless there is an unusually complete
set of construction documents and no changes are made during the
construction process.
Cost-plus-fee
contract
Having prepared a budget, the general contractor
agrees to build the home at his or her cost plus a given fee for
overhead and profit. The advantage of this form of contract is
that making changes is easier, and the owner pays only for what
is provided, plus a fair profit margin. The disadvantage is that
you don't know exactly how much the finished home will cost although
a 'not to exceed' clause will stop things over-running
though not guarantee completion.
Often the timber frame and enclosure system are very clearly defined early in the planning process. Therefore, a variant of the above is often appropriate, with a fixed price for creating and erecting the timber frame and a cost-plus agreement with a general contractor for the remainder of the home. Bear in mind that the timber frame is just one component, and contracting for a frame without solid cost information for the complete home is inadvisable.
Two costs to obtain from your general contractor are important - 1) shell erection to weather-tight and 2) interior finishing. This will allow you to adjust, as required, if you experience additional costs during the initial erection of your structure.
Conclusion
Having carried out thorough research, selecting your timber frame company, architect or designer and general contractor, stress levels will be reduced while saving time and money. Careful planning from the design process through construction should ensure a smooth self build.
Useful Links
UK Timber Frame Association
http://www.timber-frame.org
Border Oak - design and construction of Oak frame buildings
http://www.borderoak.com/
Potton Homes - supplier of timber framed homes
http://www.potton.co.uk/
Scotframe - supplier of timber framed homes
http://www.scotframe.co.uk
