Structural insulated panel (SIPs)
systems are ideal for timber frame structures. Not only do they
provide greater strength, energy efficiency and comfort than
stick-framing. They also allow for rapid enclosure of the frame
to protect it from the elements and once installed, expose the
frame to full view-- both impossible with stick framing.
There
are many different companies offering insulated panel systems.
We at Goshen tried several and used our experience with the
various types to evaluate the options available. We have chosen
to use polyurethane structural insulated panels in our packages.
We believe that high-density urethane foam panels represent the
highest quality of material and engineering. We select panels
which have features that make them superior to other panels,
such as electrical chases lined with metal conduit and installed
wiring boxes, and extremely accurate pre-fabrication. We believe
that our customers will be very happy with the panels used in
their homes.
(Please see
Timber Frame
Enclosure for more information about insulated panel
systems)
Many
people decide to use a timber frame for part of their home and
build the remainder using conventional construction. The
structural insulated panels are ideal for building the
additions. This hybrid approach will lower the per square foot
cost of the home, while retaining the spectacular beauty of a
timber frame for the areas of higher use..
Usually,
the timber frame is used for the central structure enclosing the
great room, dining and kitchen areas. Additions provide space
for bedrooms, bathrooms, utility rooms and so on. Some of
Goshen's standard timber frames, such as Blackberry Cove and
Walnut Creek, work very well for this approach.
If you choose to have tongue & groove decking on your
ceilings, the time to install it is just prior to installation
of the roof panels. For this reason, Goshen includes this
decking, plus decking for the loft floor deck/first floor
ceiling in its package.
We do not use panels with
tongue & groove applied to them for several reasons. First,
it is much more stable to apply the tongue & groove to the
timber frame itself (and structurally better, too). Secondly,
applying the tongue & groove to the frame allows you to
match and sort pieces as they are installed, creating a much
cleaner look. Lastly, it is a poor practice to have the tongue &
groove run over an exterior wall and onto an eve overhang. This
can create serious moisture and air infiltration problems.
If you choose to use sheet rock or some other finish on your
ceiling, we will subtract the decking materials and labor from
the package price. If desired, we will place shims between the
timber frame and the panel to create a space to facilitate
installation of your finish material.
Goshen's
Standard Timber Frame packages run between $46-$64 per square
foot of heated living space. (For a specific package price for
each standard timber frame, please go to our
Pricing
section.) These timber frames have been designed to be
affordable, using the principles described in "Designing
an Affordable Timber Frame Home."
The
standard timber frame packages make it possible to build your
home within a price range comparable to that of higher-end
conventional construction. (Both depend, of course, upon the
finishing choices made by you, which can vary widely.) Custom
timber frame packages will be higher, due to design costs,
slightly higher cutting costs, and a tendency for the timber
frame to be less economically designed.
The package
generally will comprise one-third of the total per square foot
cost, but may end up closer to one-fourth of the total square
foot cost in a luxuriously finished home.
- Building plans, including
foundation loading, but excluding foundation plans, as
required for construction and as required to obtain the
necessary permits.
Custom design is included in
package cost. Extensive changes from agreed-upon design will
be charged to buyer at Goshen’s standard design fee.
Standard frame blueprints are free. Cost of design
revisions to standard frames other than floor plans to be
charged to buyer at Goshen's standard design fee.
- Timber frame as specified
in sales agreement.
- Timber frame as specified
in sales agreement.
- Loading and shipping of
frame and decking.
- Panel delivery.
- Frame erection.
- Kiln-dried white pine 1X
tongue and groove decking on upper ceilings and yellow pine
2X tongue and groove decking on loft floor deck.
- Installation of ceiling
and loft kiln-dried wood decking.
- High density urethane
stress skin panels, OSB on both sides: R-26 in walls and
R-40 in the roof. Door and window rough openings framed with
2X, subfacia, electrical boxes and conduit.
- Installation of wall and
roof panels, with shim to facilitate later installation of
dry wall or paneling.
- All wood pegs, nails and
metal screws required for installation of timber frame and
stress skin panels.
- All tools required on
site, including ladders.**
- All safety equipment.
- All required insurance for
employees of Goshen or their sub contractors and suppliers.
** If raising is done on a
field advisor basis, owner may need to provide some of these
items.
Standard frame blueprints are
free. Cost of design revisions to standard frames other than
floor plans to be charged to buyer at Goshen’s standard
design fee.
Items Not in the Scope of
Supply
The following items are not in the scope of supply and will
be the responsibility of the buyer.
- Land.
- Excavation and site preparation.
- Building permit and other fees including engineer’s
stamp if required. Goshen Timber Frames to facilitate
obtaining the latter engineer’s stamp.
- Construction of foundation, including First (ground)
floor deck for erection of timber frame. Foundation and deck
will be designed and built to carry loads specified in
Goshen drawings and carry such loads to the ground.
Foundation and deck must be level. Deck will include the
necessary ¾ plywood or equivalent sub-floor.
- Unloading of frame, decking and panels at building site.
Crane or fork lift with extended forks is required. In
addition, a trailer may be required to ferry timbers and
panels to site.
- Required crane for frame and stress skin panel erection.
Goshen to make best effort to control and minimize the time
required for crane rental.
- All lifting gear, slings, ropes, chains and cables. (to
be provided by crane company.)
- Temporary electrical power and water at job site.
- 2X’s as specified in sales agreement for bracing
and erecting timber frame.
- Windows and doors, unless ordered through Goshen.
- Any and all internal walls. No internal walls will be
load-bearing.
- First (ground) floor finish flooring.
- All dry wall.
- All wiring. However, raising crew will install wires for
ceiling electrical at time of erection. Owner needs to have
wire and electrical plan on-site.Wall panels will have
conduit-lined chases and boxes installed.
- All HVAC and plumbing. Because stress skin panels are
extremely tight and energy efficient, an air-exchange system
is recommended
- All external siding and finish.
- Roof finish, including nailers, fascia, metal drip edge
or any other finish work on panels at the edge of the roof
and the felt and shingles or metal roofing material. Owner
needs to have felt, at a minimum, installed immediately
after panel installation.
- All internal finishing and fixtures except as noted
above (loft floor and ceiling deck).
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