Using timber to build houses is relatively new here, so you may be in trouble if the man on the site putting timber-frame kits together doesn't know what he's doing. Be careful, warns Noel Larkin
A friend of mine who recently placed a deposit on a new timber- framed house asked my opinion on this form of construction.
The advantages of timber-frame construction are well documented such as speed of construction, improved insulation and so on, but when you're making a decision about which form of construction to choose, the above advantages need to be put into context.
Obviously speed of construction is important to the speculative developer but how are speed and high insulation qualities being balanced with longevity? Will quality suffer at the expense of speed?
Recent guidelines on insulation brought all forms of construction onto an even keel and therefore insulation really isn't a factor.
Is the increase in the use of timber-framed construction a question of trend. Is it fad v trad?
The question is, would I be happy to invest in a timber-framed house? Can I be convinced that the finished product will last just as long as a house built using more traditional methods?
Well yes I would, on one condition. That is, if I were permitted to oversee the construction of the house. It is not that I don't trust builders.
But I do know that with timber-framed construction there is no room for error or omission.
My friend looked worried, particularly as he was banished from his new house until the time when he would be summoned by the developer to find fault at the finishing stage and produce a snag list.
Timber is the original building material. But ancient man found that wood rotted, woodworm attacked it and of course, it burned easily. However, over the years we learned ways and means of combating the inherent problems posed by using timber.
Keep the timber dry and ventilated and it will not rot. Treat the timber and woodworm will feast elsewhere. Protect the timber with plaster and it will not burn.
The problem is that after all these years of development, adaptation and innovation, someone forgot to tell the guy on site.
Produce brochures, manufacturer's instructions and technical guidance details as much as you like but when the sawdust settles, it's the man on site who matters.
Will the man on site know where important fire-stopping should be placed? Will he know where ventilation must go? Will he know where weep holes should be left to allow rainwater to escape back out of the construction? Will he have read the manufacturer's instructions? If he hasn't, will your timber-framed house stand the test of time?
Most timber-framed houses arrive on site in kit form. Large panels are made in a factory and they arrive ready for assembly. This off-site prefabrication means valuable on-site time is saved.
But most timber frame companies only erect the kit. Different subcontractors then complete external enclosing walls, roof coverings, windows and finishing. This is the root of my concern.
Items on site get damaged. Membranes get torn. Vapour barriers used to keep condensation from reaching insulation can be forgotten or damaged and in some cases, fire- stopping can be omitted in important areas. This is why I would need to be standing on site watching my new house take shape.
My friend is becoming even more worried now, so I put his mind at ease. Timber-framed construction is a tried and tested form of construction.
Okay, it's relatively new to this country and we are on a learning curve and hopefully lessons learned elsewhere with regard to the importance of on-site supervision will not have to be re-learned here.
Countries where there is almost 100 per cent timber-framed construction are countries where this is a traditional form of construction and methods are well known.
Builders and site supervisors here need to learn and be clear on the make-up of timber-frame construction and be satisfied that all items are positioned in their correct place.
If everything is in its place and the manufacturer's instructions are implemented, then timber-framed construction should not be a countdown to disaster.
However, if the timber-framed kit is seen as a stand-alone item, with everyone else doing their own thing, then we could have a problem on our hands.
My advice therefore is that if you are looking at building with timber frame, you should first be sure that your builder has used this type of construction before and is also fully familiar with its basic principles.
It is imperative that you appoint a building surveyor to supervise the work on your behalf and this person should be competent in the area of timber-framed construction.
Your surveyor should carry out a number of inspections during the course of construction to ensure all correct procedures are being followed.
If there is the necessary attention to detail on site, then there is no reason why you should not be able to sit back and enjoy your home for many years to come.
Noel Larkin ASCS MRICS is principal of Noel Larkin & Associates, Chartered Building Surveyors, and former chairman of the building surveying division of the Society of Chartered Surveyors
www.nla.ie
