Timber Frame Home Construction Costs

If you are planning to build a timber frame home or cottage, you probably have many questions about budgeting:

• How much will it cost to build my Normerica timber frame home?
• What’s included in my Normerica material shell package?
• What choices or changes can affect the price?

Normerica is committed to working with you to create a fabulous timber frame home design and assist you in developing a realistic and transparent estimated construction cost budget, which meets your family’s aesthetic and financial needs.

How much will it cost to build my Normerica timber frame home?

There are three elements which add up to the total project cost of building your timber frame home:

1) Land, Interest Carry, and Legal Costs
The cost to purchase your land, the cost of any financing, and legal costs to closing on your property.

2) Site Servicing & Other Soft Costs
Includes but is not limited to: surveys, permits, insurance, consulting fees, development fees, connection fees, utilities (e.g. hydro, gas, internet/phone), sanitary & water systems, site clearing, driveway, landscaping, demolition, blasting, furniture, appliances, and decorating.

3) Estimated Construction Costs
Includes all the costs of construction from the foundation to the roof, as well as all the costs to finish the inside of your home (kitchens, bathrooms, painting, etc.). These are the costs to get your timber frame home to the point where it’s move-in ready. The Normerica material shell package typically represents 25%-33% of these estimated construction costs. The Normerica material shell package includes the shell of the building and interior partition walls from the top of the foundation to the roof, ready for shingles.

A material shell package starting price is listed on our website for each of our house plans, as shown above. Our material shell package generally represents about 25%-33% of total construction costs. Let’s use the example of The Bayfield 3945 house plan to quickly calculate a rough estimate of total construction costs:

The Bayfield 3945 material shell package starting price = $313,000 CAD (30%)
So, the remaining construction costs = $730,333 CAD (70%)
Total estimate construction cost = $1,043,333 CAD (100%)

Keep in mind that the cost figures in this example are based on May 2022 pricing. Pricing will vary based on the volatility of the materials market. Also, remember that this estimated construction cost figure represents only this element (#3 estimated construction cost). Elements #1 (land, interest carry, and legal costs) and #2 (site servicing & other soft costs) also need to be considered when thinking about your total project cost.

Estimated Construction Costs Breakdown

Let’s get a better understanding of the high-level estimated timber frame construction costs breakdown, as well as the details of what’s included in the Normerica material shell package. The following is an example of the construction cost allocation for a sample Normerica timber frame home. This example is for a timber frame home with a full walkout basement (unfinished), no garage, and mid-range finishes:

To see a more detailed sample budget with actual estimated costs, download our Residential Construction Guide.

What’s Included in the Standard Normerica Materials Shell Package?

• Normerica’s authentic timber frame made from nominal dimension Eastern White Pine – includes posts, beams, straight knee braces, second floor/ceiling joists, rafters, collar ties, ridge beams and trusses.
• All required timber-to-timber fasteners
• Engineered I-joist floor system with LVL beams with ¾” OSB sheathing for 1st and 2nd floor (2nd floor for combination style buildings in non-timber areas)
• R30 site-built wall system – 2x6 studs with 7/16” OSB sheathing, R22 batt insulation with poly, 1 ½” graphite enhanced EPS continuous insulation for exterior of wall
• R40 cathedral roof system with 1x6 pine T&G V-joint ceiling finish, 2 layers of 3” graphite enhanced EPS roof insulation and 5/8” OSB sheathing
• Engineered truss roof system with R60 batt insulation for flat areas for non-timber frame areas of building with 5/8” OSB sheathing
• 2x12 stick frame roof system with R31 batt insulation for non-timber cathedral areas of building with 5/8” OSB sheathing
• Ostaco Coreplus vinyl windows and Ostaco Moose vinyl sliding glass doors, 1 wood main entry door and steel entry doors for every other entry. All base pricing assumes no grilles in windows, even if shown on renderings.
• Framing for roof overhang style shown on drawing (e.g. Normerica, Colorado, Cascade styles).
• Interior 2x4 and 2x6 partition wall framing
• 2x8 sleeper floor framing with 1x6 pine T&G V-joint ceiling finish for underside and ¾” OSB sheathing for 2nd floor framing above timber areas
• Prefinished wood siding (e.g. board & batten, bevel, channel, shingle) and trims with painted nails
• Engineered drawings and engineered timber shop drawings of unparalleled detail to allow you to apply for permits with confidence
• In addition to fully documented drawings for the Normerica material shell package, Normerica will supply foundation and first sub floor drawings for a 'typical' foundation with 'typical' details to build that foundation and sub floor.
• Normerica Technical Representative on site for a set number of days.
• Velux skylights, if/as shown on drawings
• All buildings are designed with a 47lbs snow load
• Porches are included as drawn
• Garages are included where shown. Garage walls are 2x6 site built or panelized (based on specification chosen) and engineered flat bottom roof trusses. Designs with garages as shown within basement areas of the design are suggestions only
• Finished basements with windows, doors, room layouts, etc. are shown as a suggestion only

What’s NOT Included in the Normerica Material Shell Package?

• Decks and deck railings
• Screening or 3-season windows for porches
• Garage overhead doors and door frames
• Garages with a bonus room shown above are supplied with a subfloor, windows and 2x12 roof framing, but are NOT supplied with insulation unless specifically noted
• Any materials below first sub floor such as windows, siding, interior partitions, doors, or trim
• Where stone exterior is shown above first sub-floor on house plan renderings; siding or stone has NOT been included in shell price.
• Roofing material
• Prices do NOT include shipping.
• Prices do NOT include applicable local and federal taxes.

What choices or changes can affect the price?

• Changing the timber frame from Eastern White Pine to Douglas Fir, Oak, or another wood species.
• Changing the wall from site-built to a panelized wall system of the same specification.
• Changing windows from Ostaco vinyl to Pella Proline aluminum clad, pine interior, Advanced Comfort Low ‘E’ insulation glass, or another alternate window supplier.
• Increasing the R value (level of insulation) in the wall or roof system.
• Adding grille details to windows.
• Design changes to our pre-designed house plans or designing a completely custom designed home.
• Increasing snow loads over the standard 47lbs.
• Alternative details for such design features as walkout basements, basement floor plan layouts, large spans, windows and doors, garages, cold cellars, wine cellars and unstable soils conditions can be accommodated by our Design and Engineering Department for an additional cost.

Thinking About Pricing in Terms of Cost Per Square Foot

People often like to compare the price per square foot of buildings to understand how particular designs compare to one another. Although this can certainly be a helpful concept, it’s important to understand the details of the calculation, as it can sometimes be misleading.

At Normerica, we look at the Gross Floor Area (GFA) of a home. GFA is calculated as the sum of the square footage of:

Full Height Basement + Above Grade Floor Area + Covered Porches

It does not include the square footage of any auxiliary structures such as garages or decks.

The cost per square foot of the building is then calculated by taking the Estimated Construction Cost of the entire building (which includes the cost of all auxiliary structures such as garages and decks) and is divided by the Gross Floor Area (GFA).

Estimated Construction Cost of the Entire Building / GFA = Cost Per Square Foot

The more costs you have associated with auxiliary structures and design choices, the higher the cost per square foot of your home.

Examples of how cost per square footage might be misleading:

• If your design doesn’t have a full height basement to include in your GFA (maybe you have a crawl space or slab on grade), your cost per square foot will be higher than if you did have a full height basement; even though your Estimated Construction Cost will be lower than if you had a full height basement!
• If your perfect timber frame design does not include a covered porch for seasonal use to include in your GFA, your cost per square foot will be higher than if you did have a porch; even though your Estimated Construction Cost will be lower!
• Sacrificing usable upstairs living/bedroom area to achieve a soaring timber frame cathedral ceiling great room will increase your cost per square foot, even though your Estimated Construction Cost will be lower!

Although an interesting reference point, price per square foot should be used as an initial reference point only and in conjunction with other facts. Remember, you don’t pay in cost per square foot, you pay in real dollars! The experienced team at Normerica will help you develop a workable Construction Cost Budget which meets your family’s design, aesthetic, and financial needs.