Frequently Asked Questions

Of course – timber frame houses comply with all building regulations and fire safety standards. You will experience no issues insuring your timber frame house and the cost should not be any different to that of a traditional block built home. In fact, lenders and insurance providers consider timber frame of less risk as the duration of the build is drastically reduced  and therefore minimises exposure to risk.

Yes. Timber frame refers to the structural system of the house — it does not dictate what the finished house has to look like.

Depending on the external wall specification and architectural design, a timber frame home can incorporate render, brick, stone, masonry outer leaves and a variety of modern cladding systems.

This gives architects and self-builders considerable freedom over the final appearance of the house.

Yes. Stoves and fireplaces can be incorporated into a timber frame home.

The appliance, flue, hearth and surrounding construction must be appropriately designed and installed to meet the relevant requirements for fire safety, separation distances and ventilation.

Ideally, the proposed location should be identified during the design stage so it can be coordinated with the timber frame and roof structure.

If using quarry stone, an external leaf of blockwork would be required as part of our package. This would be attached to the blockwork by your stonemason, typically using expended mesh.

Thin-stone can be supported using external cement/plaster boarding and battens. This boarding can be rendered or plastered and painted just the same as a block exterior. The Thin-stone can be applied directly to this boarding using a similar method to tiling.

Yes of course – as long as you have drawings and planning permission (if required), we can provide a quotation for a timber frame extension to your existing block built home.

Yes, of course – timber frame is the most widely used method of construction, accounting for over 70% of all new builds in the developed world. You will have no difficulty whatsoever getting a mortgage for a timber frame house versus any other method.

As Patrick Sawdon, former Head of Halifax Valuation and Surveying, pointed out; “Timber frame housing is equally as good as housing constructed from brick or block. We make no differentiation on the lending terms offered on either form of construction.”

Similarly, Steve Birt of Zurich has said that “Insurance companies draw no distinction between modern timber frame and brick or block construction.”

Yes. Vaulted ceilings, feature ceilings and open-to-roof areas can all be incorporated into timber frame designs.

These features should ideally be identified on your architectural drawings so that the roof and supporting timber frame structure can be designed accordingly.

Yes. Large windows, sliding doors and substantial open-plan spaces can all be incorporated into a timber frame home.

Large openings simply need to be considered during the structural design of the frame.

Depending on the house design and loads involved, engineered timber or steel members may be incorporated to transfer loads around larger openings.

This is one of the reasons every Timber Frame Ireland house is individually designed from the client’s architectural drawings.

Yes of course – many of our customers install underfloor heating at both ground floor and first floor level. Underfloor heating is becoming much more common than traditional radiators due to the rising popularity of economical heating systems such as air to water heat pumps and geothermal heating as an alternative to oil.

Our structure allows for underfloor heating pipes to be laid at first floor level. Approx. 75mm of screed which can be laid on top of metal webbed posi joists which we supply and fit.

Once the relevant timber frame openings and dimensions have been finalised and approved, this information can assist your window supplier in progressing their own design and manufacture.

This can help reduce the period between timber frame erection and installation of the windows and doors.

Final manufacturing dimensions should always be confirmed with the relevant suppliers before ordering.

Yes. Timber frame and insulated foundation systems work particularly well together.

The foundation can be designed around the footprint and loading requirements of the timber frame, while insulation continuity between the floor and external walls can be carefully considered.

For clients targeting very low-energy or Passive-standard construction, coordinating these elements from the design stage can be particularly beneficial.

Certainly – get in touch with our team at info@timberframeireland.com and we’ll do our best to arrange this for you. We’re more than happy to showcase the quality of our work and to discuss the benefits of timber frame with you.

Yes – and this is actually one of the practical advantages of timber frame construction.

Dedicated service cavities can provide routes for electrical services within external walls, while open-web floor joists can provide substantial space for plumbing, electrical cables and ventilation ductwork.

Good coordination between the timber frame design and your follow-on trades can reduce unnecessary drilling, cutting and penetrations through important structural or airtightness elements.

Yes. Timber frame is particularly suited to one-off houses and self-build projects because the frame can be individually designed around the architect’s plans.

You are not restricted to a standard timber frame house design.

Traditional, contemporary, bungalow, dormer and two-storey designs can all be engineered and manufactured as timber frame structures.

Yes. Timber frame is not limited to simple rectangular house designs.

Large glazed openings, vaulted ceilings, open-plan living areas, cantilevers and more complex roof arrangements can potentially be incorporated, subject to structural engineering.

Where necessary, engineered timber or structural steel can be integrated with the timber frame to achieve the architectural design.

Yes. Coordination between the client, architect, engineer and timber frame designer is an important part of progressing a bespoke timber frame project.

Your architectural drawings form the basis of the timber frame design, with the structural frame then developed and engineered around the approved house design.

Where design queries arise, these can be coordinated with the relevant members of your project team before manufacture.

No. If you have architectural drawings available, we can review these and provide an initial quotation before your project reaches construction stage.

If the design subsequently changes through planning, your quotation can be reviewed against the final drawings.

Getting an early timber frame quotation can also be useful when establishing the overall budget for your self-build.

No, not at all. Once we have the planning approved architect’s drawings, and ideally the .Dwg/CAD file, this is then passed on to our design engineer who completes what are called General Arrangement drawings. These drawings outline all inclusions/exclusions and are essentially the timber frame version of your architect’s plans. This is all included as part of our package.

These are sent to the client and/or their architect/engineer approximately 1-2 weeks following the initial 10% deposit payment. Once reviewed and signed, these are then used to progress with the in-house panel drawings for production.

These General Arrangement drawings also include a Base Plan which can be given to your ground worker if you are not proceeding with our KORE insulated foundation system. They can also be used to pre-order your windows in advance to avoid any additional wait time following the erection of the frame.

No – timber frame has come a long way since the old methods of timber joist construction.

Our timber is certified, graded and kiln dried. We lay either solid floor joists or open webbed metal joists (posi joists). We lay OSB3 protective sheating, glued and screwed to ensure strength and durability underfoot of the passing trades during construction.

More and more of our clients are opting for the metal webbed joists rather than the traditional solid timber alternative. Although slightly more expensive, these significantly reduce the labour cost to your electrician and plumber as they can both work within the joists rather than cutting and drilling through solid joists or block as the case would be with a block built home.

Yes. Timber Frame Ireland can provide an insulated foundation system alongside your timber frame package.

Combining the foundation and timber frame allows two critical elements of the building envelope to be coordinated, particularly around dimensions, insulation continuity and thermal bridging at the wall-to-floor junction.

If your foundation is being completed separately, we can also provide the required timber frame base information for your groundworks contractor.

Yes – all materials are tested and certified in accordance with appropriate European standards, including our timber. Our insulation and plaster board is also A1 rated for fire resistance. In fact, a large number of homes in Ireland are constructed using a timber frame structure on the upper floor. Every roof is also timber so there is most certainly no cause for concern.

In fact – when timber burns, the outer parts char and become charcoal. Charcoal insulates against heat and does not burn which means that the structural centre of the timber is protected from damage. Fire break sleeves are also added to the cavity of each intersection which prevents spread through in the event of a fire.

No – a timber frame house is indistinguishable to a traditional block built home and will look exactly as per your plans. Assuming an external cladding or leaf of blockwork, your home can be plastered and painted as usual.

The ventilation system required depends on the design and airtightness performance of the completed home.

Modern highly airtight homes require a properly designed ventilation strategy to provide fresh air, remove moisture and maintain good indoor air quality.

Many low-energy self-builds therefore incorporate Mechanical Ventilation with Heat Recovery (MVHR), which extracts stale air while recovering heat that would otherwise be lost.

Your ventilation system should be designed as part of the overall energy strategy for the house.

We aim to have a detailed quotation returned to you within 48 hours, however this may vary during busier periods. All quotations will be returned no later than 3-4 working days from their request. Should you not receive your quotation within this time frame, please let us know and we will ensure that it is sent to you asap!

A timber frame house will last as long as those constructed from any other method including standard masonry/block construction.

The materials, systems and methods employed today are underpinned by rigorous regulations and certification. These are all put in place to ensure that buildings conform to excellent best practice standards, including their expected longevity. We can assure you that timber frame not only conforms to, but exceeds these standards.

Our typical lead time is 4-6 weeks from order which includes for the 1-2 weeks design and engineer’s certification as mentioned above, followed by 3-4 weeks for manufacture.

As shown on our Projects page, a standard two storey can be erected within just 3 working days from delivery to site. This is dependent on the complexity of the design and the package chosen.

One of the main advantages of timber frame construction is how quickly the project can progress to follow-on trades.

Once the relevant structural and weather-protection stages have been completed, roofing, windows, electrical, plumbing, ventilation and other trades can begin progressing in accordance with the project’s construction sequence.

Because many service routes can be incorporated within the timber frame walls and floor systems, this can also simplify the work required by follow-on trades.

No problem – timber frame is both energy efficient and thermally responsive, while simplifying the air tightness process. We can insulate to suit your requirements. For example, one of our standard insulation packages achieves a Passive Standard u-value of just 0.11 W/m2k and as low as 0.09 W/m2k. 

Timber frame is typically 50% faster and 30% cheaper block over the duration of the build. It’s also much cheaper than ICF and offers less complications with a quicker build speed. Timber frame is also double skinned in comparison!

Although some block homes for example may be quoted at a similar price, it is important to compare like for like. The client should take into consideration the performance levels and timescales involved which may impact cost overtime such as interest rates and the cost to hire items such as scaffolding.

Timber frame is credited as being one of the fastest and most reliable build methods, benefiting from off-site construction in a dry, controlled environment with precision engineered production. Faster build times reduce site labour costs on site and as there is less chance of delays due to errors or weather, the price of a timber frame build is much more certain. This certainty is comforting to the self-builder and often one of the key choices for timber frame.

The biggest cost saving with timber frame is really made throughout the duration of the build through other trades. If you quote in advance saying your house is block and then quote saying its timber frame, you’ll find that nearly every trade price will have a reduction for timber frame as its much easier to work with.

Labour costs to electricians and plumbers is significantly reduced as they can work within the framing and first floor joists – no need to chase and drill blockwork. For example, if you’re going with a heat recovery system, that can all be piped in the framing, and because it’s easier for the company to fit, it works out cheaper.

It’s also easier and cheaper to insulate and make a timber frame home airtight. Plastering is also much quicker and therefore cheaper.

We return all quotes within just 48 hours. To submit your plans – click here!

Timber frame is one of the most energy efficient methods of construction available today. For this reason, it is becoming the most popular method in Ireland following the SEAI’s Part L and Nearly Zero Energy Building (nZEB) regulations.The regulations at the moment are quite stringent and have left people increasingly concerned about how they are going to achieve these measures with a traditional block build. A timber frame house is much easier to insulate and make airtight among many other benefits. For these reasons, it is easy to see why timber frame accounts for over 70% of all new builds in the developed world.

Definitely not – all major lenders offer mortgage finance for timber frame houses on the same terms as any other method of construction. In fact, a timber frame house is considered less risk as it takes significantly less time to construct.

Yes, provided the complete building is appropriately designed for the site’s conditions.

Wind exposure, driving rain, external cladding, cavity detailing, membranes, fixings and structural loading all need to be considered as part of the overall design.

This is particularly important on exposed coastal and rural sites where wind loads can be significantly greater than on sheltered sites.

Posi-Joists, also known as metal-web joists, combine timber chords with an open metal web.

The open sections provide convenient routes for electrical cables, plumbing, ventilation ductwork and other services through the floor structure.

This can significantly simplify work for follow-on trades because there is less need to drill through solid floor joists.

They can also accommodate longer spans and help create a coordinated floor and services zone within the house.

Speedy Construction – timber frame houses can be erected on site faster than any other method of construction. A typical home takes 3-4 weeks to manufacture and can be erected within 1 week, ready for your finishing trades to follow. Speed ensures that less capital is tied up in the build meaning lower interest rates. It also minimises disruption to local neighbours which is of interest to planners. Most importantly, your life as the new occupant is less disturbed as the wait to move into your new home will be significantly less – reducing any associated costs such as rent.

Lower Build Cost – Aside from the build cost itself being cheaper – timber frame also offers savings in many other areas. The speed of construction means for savings on scaffolding rental and other hire. Hold backs are eliminated as timber frame can be erected regardless of the weather conditions. Timber frame is quicker and therefore cheaper to insulate and make airtight. The labour cost to electricians and plumbers is significantly reduced as they can all work within the framing and joists. Your MHRV system can be run through for example – no need to chase or drill through block work. Plastering is also quicker and cheaper. The list goes on and on!

Be sure to specify that your home will be timber frame when quoting other trades – they almost always add a significant reduction. All of these factors must be taken into account when comparing like-for-like, and that’s not even taking into account energy efficiency!

Highly Efficient – a timber frame home is typically much more energy efficient than other methods of construction.

Well Insulated – reducing heat loss through the external walls and roof.

Airtight – reduced uncontrolled loss of heat resulting in lower heating bills. The process of making a timber frame home airtight is significantly quicker and than block construction.

Minimal Cold Bridging – eliminates heat loss and uncomfortable cold spots. This is supported by a 62.5mm PIR insulated backed plasterboard.

Thermally Responsive – reduced the risk of over-heating. A timber frame has the ability to both heat and cool quickly. In comparison, block walls are known to feel cold to the touch and to hold heat for longer periods of time. However this is not something that is now desired in well insulated homes. The potential of over-heating is of greater concern.

Quality Controlled – precision engineered panels which are constructed off site in a dry factory environment.

Environmentally Sustainable – timber removes CO2 from the environment as it grows and stores it for the lifetime of the build. In comparison, the cement used in block work emits carbon dioxide.

Low Embodied Energy – timber takes 25 less times energy to produce than steel.

Zero Waste – the laborious task of site cleaning is reduced through controlled and efficient off-site manufacturing. This also alleviates costs associated with skip hire and debris removal.

Read more on the benefits of timber frame.

Once your project progresses to order, your architectural drawings are used to develop the detailed timber frame design.

General Arrangement drawings are prepared showing the proposed timber frame layout and relevant structural information.

These drawings are reviewed and approved before the project progresses through engineering, production detailing and manufacture.

Once manufacturing is complete and the site is ready, the timber frame is delivered and erected.

Timber frame has no bearing on the type of heating system installed in your home. Any form of heating can be installed in a timber frame house to include oil fire heating, back boiler, stoves (real, gas, electric etc.), an air to water heat pump, ground source geothermal heating or any other form.

No problem at all – timber frame walls are structurally load bearing so you’ll face no issue hanging the likes of a TV or photo frame. If you’re concerned about needing to attach directly to a stud, that’s actually no longer the case. Timber frame houses are dry lined with plasterboard and often internally insulated (achieving a Passive Standard u-value). So it’s actually the plasterboard that the the item would be mounted to. This would be the same in a block house with a dry lined or internally insulated wall. Plasterboard fixings are sold in every local hardware shop and can take well over 100kg of weight. The brand “Grip It” is an example of an extremely strong fixing. These are capable of hanging large TV’s, kitchen cabinets, heavy curtains and even radiators!

And consider this – if you were to follow an air tightness process for your block build and go to hang a TV on your internal block wall, you’re essentially penetrating your air tightness membrane!

Our timber is VAC pressure treated and kiln dried to low moisture levels. We install a membrane barrier and also use 18mm WPB (Water and Boil Proof) external grade ply on the flooring panels in comparison to the OSB sheeting used by most timber frame manufacturers.

Exposure to rain during erection will not have any impact on the structure. The timber will dry out quickly once the roof has been felted and battened with no adverse effects.

We return a detailed quote within just 48 hours of receiving your architect’s plans. Simply fill out this short form and one of our team will get back to you shortly.

A service cavity is a dedicated space on the internal side of an external timber frame wall through which electrical cables and other services can be installed.

One of its biggest advantages is airtightness.

Instead of electricians and other trades repeatedly penetrating the primary airtightness layer to install sockets, switches and services, these can be accommodated within the service cavity.

This helps protect the airtight building envelope while also making installation easier for follow-on trades.

An insulated foundation incorporates high-performance insulation beneath and around the floor and foundation structure to reduce heat loss into the ground.

Of particular importance is the junction between the external walls and the floor, where poor detailing can create a significant thermal bridge.

Combining a highly insulated timber frame with an insulated foundation can therefore help create a continuous high-performance thermal envelope around the home.

Not all timber frame quotations are like-for-like.

Depending on the specification selected, a timber frame package can include external and internal structural walls, floor systems, roof structure, insulation, airtightness components, engineering, manufacturing, delivery and erection.

This is why it is important to look beyond the headline price when comparing timber frame quotations.

At Timber Frame Ireland, your detailed quotation clearly identifies the specification and inclusions within your chosen package.

An open panel timber frame is generally delivered to site with the structural timber frame and external sheathing in place, with much of the insulation, airtightness and internal build-up completed afterwards.

With a closed panel timber frame system, considerably more of the wall build-up can be completed in a controlled factory environment before the panels arrive on site.

At Timber Frame Ireland, our closed panel packages are designed to reduce the amount of work required on site while providing greater control over insulation, airtightness and the overall wall specification.

U-values provide a measure of heat loss for all elements of the build to include the complete wall, roof and floor construction. These figures are measured in w/m2k which signifies the amount of heat loss in watts (W) per square metre of each element of the build while the outside temperature (K) is at least 1 degree lower than the inside of the building.

The lower the u-value, the better the insulating property of that particular element. However, not each element has its own u-value. It takes a combination of all elements contributing to the structure in order to deliver a combined u-value for your overall build.

For example, assuming a 100mm external leaf of blockwork, our insulation packages using quality insulation, air tightness membrane and tapes achieve u-values as low as 0.09 where passive standard ranges from 0.11 to 0.15 w/m2k.  It is important to note that u-values are just one component of a build envelope. Air tightness and minimal thermal bridging are equally as important to achieving reduced heating bills and a comfortable home – both of which timber frame quickly and cheaply overcomes.

Timber Frame Ireland use structurally graded, stress tested and kiln dried CLS (Canadian Lumbar Standard) timber which conforms to best practice building regulations.

Our external walls are 140mm x 38mm as standard and our internal walls are 90mm x 38mm. All timber is VAC pressure treated. We also offer a 184mm x 38mm CLS stud and 300mm split stud upgrade filled with cellulose insulation.