Goshen Timber Frame Packages

Goshen's Timber Frame Packages include the following:

• Timber Frame
• Timber Frame Erection
• Kiln-dried Tongue & Groove Decking on your ceilings and loft floor deck
• High-density urethane Structural Insulated Panels (SIPs)
• Structural Insulated Panel Installation

The package price does not include crane rental; engineer's fee if stamp is required by local codes; and any applicable taxes and fees. Delivery fees are quoted additionally at actual trucking cost plus loading fee. The owner will also pay crew travel expense, per diem and lodging if raising is at a distance where an overnight stay is required. Your proposal will include estimates for these additional costs. 
 

Hybrid Homes (Timber Frame/Panelized)

Hybrid timber framed homes have become more and more popular as structural insulated panels have become more mainstream.  A Goshen hybrid home will offer the beauty of a timber frame by maximizing its use in the most visible and central rooms of the home, while providing timber rafters in the panelized rooms.  This combination has allowed us to build hybrid homes that are more timber framed than not.  Most people who visit a Goshen hybrid home find it hard to believe that it is not a full, traditional timber frame. 

The hybrid approach often allows the client to have a larger home or more complex roof line while keeping the budget in line.  By strategic design, the hybrid home offers not only savings in the timber frame, but offers cost savings in finish work, with timbers eliminated from corners of baths, laundry rooms, kitchens, and closets that require additional framing of curtain walls and more costly cabinet and counter configurations.

Another use of the timber frame as a hybrid is to build onto an existing home with a timber framed addition.  This is the perfect solution if the existing home is in a location you love or if you just want to add value to your home.  A spectacular timber framed great room has added significantly to the comfort and beauty of many homes.

Tongue & Groove Decking

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 /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.

Package Cost

Goshen Timber Frame's Package Scope of Supply

• 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.

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).