In planning a realistic budget for house frame construction, there are three main factors that influence--if not outright decide--the final cost. First, where the house will be built will affect the cost as contractor fees vary from state to state. Second, the type of frame one chooses significantly affects the final cost (The two most popular types of house frames are the stick frame and the timber frame). Lastly, the size of the construction--and, thus, the amount of lumber needed--is also a large deciding factor in determining cost. Does this Spark an idea?
Stick Frames
In the U.S., contractor fees for stick frames generally run between $100 to $200 per square foot. This type of frame construction is most common, not only because of its cost effectiveness, but also for its comparative speed. This has been the dominant form of house construction for the better part of the last century. While timber framing requires the production of specially handcrafted beams, stick framing can be erected with uniform, industrial-produced lumber.
Contact local contractors to compare price quotes on stick-frame construction projects.
Timber Frames
Less popular because of the level of difficulty and involvement is the second form of frame construction, the timber frame. This type is explained by Popular Mechanics writer Joseph Truini as a frame in which the beams interlock through the use of joints and pegs, rather than nails. The drawback? Expect to pay a lot more for the skilled craftsmanship required for this aesthetically pleasing and highly involved method.
Also bear in mind that few contractors engage in timber frame construction, as the stick frame method is more lucrative. Timber frame homebuilders exist, however, for those willing to pay roughly a third more per square foot ($150-$350) for a more unique and time-honored style of construction. You'll have to venture beyond the local yellow pages to find these craftsmen.
Customizations=Money
Customization rates vary from architect to architect and from company to company. However, keep in mind that it's common for architects to charge upward of $100 an hour to consult with a customer regarding specialized plan customizations. It's not that most architects resent altering their blueprints--it's more a matter of wanting top dollar to return to and re-engage with a completed piece of work. Unless you have a major structural change (i.e. an extra room for a child, handicap accessibility, etc.), consider making nonstructural, cosmetic choices to personalize your future home, while leaving the frame layout as is.
To Prefab Or Not To Prefab?
A third option for those looking to build their own house is the prefab modular house. Quickly growing in popularity due to the speed and savings involved with such construction, the prefab modular is preassembled--often in a large warehouse--and delivered to the building site in sections. For those who aren't particularly fond of the double-wide, seamed house look, bear in mind that a slew of new, independent, and highly creative eco-friendly companies have come into existence in just the last decade. Many of these prefab modular-housing companies build their houses--frames and all--from recycled materials, and design them to be connected to solar panels and wind generators. On occasion, these alternative energy sources are even included in the construction.
Again, the speed and cost savings for these constructions contribute to the draw, but the more recent trend toward eco-friendly prefabs has resulted in some quite beautiful architecture that looks nothing like the trashy pre-assembled tinderboxes of yesteryear. It isn't impossible to find complete, stylish prefab housing--construction and delivery included--for under $100,000.
DIY: Rolling Up Your Shirt Sleeves
For those with little to no building experience, the thought of working on one's own house frame sounds like a terrible idea. There are, however, companies which will supply blueprints for their designs that are relatively uncomplicated to follow. The handful of companies who design such houses tend to lean toward smaller living spaces--think square footage ranging from 65 square feet to 800 square feet.
Tumbleweed Houses and Summerwood are two deservedly popular companies with house plans for those wanting to become directly involved in the construction, whether it's to save money or learn a bit about the process. You may have to hire a contractor for some of the more technical aspects of construction, but they are designed to include the willing homeowner in the process as much as possible, thus cutting total cost.
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