Sole Plates 

Once the slab or block and beam floor has been laid and set, your groundworkers would have laid blocks around the edge for the timber frame to attach to. Additionally, damp course would also then be laid over this, so the timber frame walls won’t touch the cold surface of the concrete. If damp course wasn’t in position, there would be an increased risk of mould forming and potential of rot.

Sole plates, which are horizontal pieces of timber are then attached to the top of the dolly blocks using a spit gun. Sole plates are not compulsory when building a timber frame home, but in my opinion, they should be used to ensure you have a level surface for the construction to be attached to.

Timber Frame

An open panel timber frame is where the walls have a timber studwork which normally has oriented strand board (OSB) fixed to it to create a solid sturdy box. This open panel option then allows plumbers and electricians to complete their first fixes a lot easier as they can see where their cables and pipe work are. Insulation would then be compacted in between the piping and wires.

A closed panel timber frame is where the walls still have the timber studwork, but the insulation has already been inserted into the gaps. This makes it more difficult for an electrician or plumber as they would need to keep moving it out of the way. You could choose for the frame to arrive with a void for the electrician and plumber to work in, but most find this frustrating.

Additionally, a timber frame home can be built on site (stick build) where each piece of wood is put together and window and door cut outs would happen. The other option is for the panels to be made in a factory where each section would arrive as per the plans with the windows and doors pre-cut out. There is also the option to have the timber frame company erect the frame on site or if you have someone you know that can take fix the panels together.

Typically, it is cheaper to stick build as well as use an open panel timber frame as this is where less work is done beforehand. However, you will have to take into account the increased labour costs involved, as well as the unpredictable weather halting proceedings. In my opinion, stick built timber frame structures are best when building an extension or a renovation as it could be difficult to get accurate measurements. When building a new property, it would be easier, quicker and more often than not cheaper to send the plans to the timber frame company and get them to construct the panels off site.

Benefits

Timber frames are usually the preferred option for self-builders as one company would be able to have the responsibility of constructing the structure from slab level right up to the trusses. If you are a novice, this is a benefit as if there were any issues, you have one point of contact – they can’t pass the buck to someone else.

As the panels will be made in a factory, there is less risk of human error. This would also mean that the frames would be made to the exact measurements on the plans so you shouldn’t have issues such as windows or doors put in the wrong location.

Speed! Using timber frame rather than a block build will mean that the actual structure will be erected a lot quicker. This will also mean that you should be water tight and secure faster so there is less risk of weather or criminal damage.

Processes – Open Panel / Factory Built Frame

Once the groundworkers have started, this is when you would forward the plans CDEC engineers who will make up a ‘paint by numbers’ type of plan for the timber frame company. This will show the number and size of timbers that are needed and also where they will fit. You would then need to tell them whether you want to stick-build the frame and whether you want the panels delivered as open or closed. 

Ground Floor

1. Timber frame panels will arrive on site.
2. The panels will be numbered, and these will match the numbers on the plans and building regulations.
3. Minimum of two people required to erect a timber frame structure.
4. It’s best to start at one corner as this allows you to have a base point. Use a nail gun (90mm nails) and secure the panel in place onto the sole plates.
5. Now you would take the next outside panel and fix it in place using the same process (very much like a jigsaw) and use the plans for reference. Keep doing this until you have completed the outside walls (the windows and door frames should mirror the plans). 
6. You would now focus on the internal walls – again start at one point and work your way outwards. 
7. The panels are then tied together with a timber top wall plate.
8. Inform the timber frame company when you are nearing completion and arrange for the first floor delivery.
9. Scaffolding would need to be erected before you can move on to the first floor (safety first). 
10. Once the ground floor timber frame structure is completed you then move onto the first floor.

First Floor

1. The scaffolding would be erected around the ground floor frame which will enable you to fix the first floor frame in place.
2. Joists will need to be placed horizontally and nail gunned on top of the ground floor frame panels which will hold the first floor (plywood). The joists are numbered as well and this corresponds to the numbers on the plans. These need to be laid equally spaced across the room so if you know you have 10 joists in a room the space needs to be divided by 10. It is best to start at one side and then work your way across the room.
3. A timber ring beam of planks on their edge will go all the way around the outer edge of the joists and will be flush with the outer edge of the panels.
4. Now the plywood floor is nailed down onto the joists and ring beam which will mean that there will be something to nail the first floor panels onto (you will also have something to stand on).
5. First floor panels are the same as the ground floor panels in that they are numbered which match the plans.
6. Again, you would start with the corner and then work your way around to complete the external walls. 
7. Now focus on the internal walls – again start at one point and then work your way outwards.
8. The panels are then tied together with a timber top wall plate which is nailed to the top edge.
9. Inform the timber frame company when you are nearing completion and to arrange for the roof trusses to be delivered.
10. The scaffolding company now need to return to erect the first floor framework and platform to enable you to fit the roof trusses.

Roof Trusses

1. Roof trusses will arrive on site which again will be numbered the same as the plans.
2. As with the joists, these need to be placed equally across the first floor frame. They will be fixed to the wall plate with truss clips.
3. When you have nearly completed the trusses, you need to order the soffits* and facia** boards from a building materials supplier as they need to be hammered into the edges of the trusses ready for the roofers to arrive.
4. After this, the ground and first floor frame need to be wrapped and staple gunned with a waterproof barrier (comes from the timber frame company). 

* A soffit forms a ceiling from the top of the exterior house wall to the outer edge of the roof. It is the membrane that covers the eaves so the rafter beams aren’t exposed.

** A fascia board is long and straight and it extends along the edge of the roof. It’s fixed to the lower ends of the roof trusses and supports the bottom row of roof tiles.

Disclaimer: The information in this website is for general guidance and is not legal advice. Specialist legal advice should be taken in relation to specific circumstances.