Creating a new timber frame barn home is a simple step-by-step process and is very similar to any traditional build. Having incorporated barn frames in builds in most council areas around NZ, we have the confidence to support you right through the process from design and engineering to building consent.
OUR SUPPORT PROCESS
We have a simple step-by-step process to help lead you all the way through from choosing the right barn design and size to having it standing on your site. We have also laid out the expected costs along the way.
STEP 1: CONNECTING ON YOUR PROJECT!
Once you have made contact, we will find out more about your hopes and dreams and what you need in your new barn home. Any concepts you like are always helpful so feel free to send us any images or drawings that reflect your style, layout and taste. We will first try and match your project and budget with one or more of our kit-set Heritage Post and Beam Designs. These designs have been developed to optimise the space and frame and to keep the barn cost-effective. Keeping to our standard bay modules (3m or 4m width) will save on design, manufacture and engineering costs. We can easily add or remove bays and add extra timbers to suite your needs (such as if you would like your barn as a secondary building where the cladding is directly fixed to the post and beam frame).
If our standard designs will not suite then we will look at adjusting the standard frames, or designing you a Custom Post and Beam Barn Frame.
We will also discuss what level of service would best suite your needs from the following options:
- Kit-set Barn Frame Only
- Kit-set Barn Frame Including Raising on your Site
STEP 2: POST & BEAM FRAME DESIGN
Based on your feedback we will draw up a 3D concept of your timber frame and dimensioned drawings. This will enable us to give you a price for your frame and will also provide the basis for your floor plan. The cost for this step is around $200 + GST.
3D CONCEPT DESIGN
Based on your feedback we will fine tune the scope of your Post and Beam Frame and will work with you to develop a 3D concept of your barn home. This 3D includes exterior elevations (with window and door openings), floor plans and internal 3D images. We can connect in person, by phone or schedule a zoom meeting for this. Typically we need a first session of 2 to 3 hours and a second session of 1 to 2 hours to discuss the concept prior to commencing the first draft. A concept will help you to visualize what your home is going to look like from various angles and in proportion to an average person’s size. Included in this process is looking at roof pitch and mezzanine spaces. Once you are happy with the concept we will also create a high quality rendered image to give you a good feel of the final product.
The cost for this 3D electronic concept is between $1500 and $2800+ GST, depending on the scale of your project and therefore designer’s time involved. $2200 + GST is typical for a smaller barn home, which may take 30hrs of design time.
STEP 4: QUANTITY SURVEYING
It is often helpful to get an estimate of build costs before you commit to the development drawings. That way you are able to make alterations to elements of your build to meet your budget and to avoid the additional cost of having to make changes once consent is issued. By engaging one of our quantity surveyor contractors you also have the opportunity to tap into their experience of ways to save costs (for example cladding choices, foundation options etc.). Our quantity surveyors charge on a hourly basis so the more you are willing to do the better (e.g. joinery quote, pre-nail frame quote). Depending on the scale of your build the cost is likely to be between $1200 + GST and $1800 + GST.
STEP 5: TIMBER FRAME CONTRACT
Once you are happy with the 3D concept we will supply you with a timber-frame contract which includes the dimensioned frame drawings and details of your frame. Our contracts include engineering, joinery, test-fitting, hardware, finishing and freight to site. We can also include raising the barn as part of your contract if you would like us to do that. Our contract also comes with our 10-year structural guarantee.
STEP 6: DEVELOPMENT DRAWINGS FOR BUILDING CONSENT
The next step is to fine-tune the design and commence your building consent drawings. We offer an architectural service through our network of contractors or you can use your own draughtsmen / architect for this step. Typically budget on $8000 to $15000 and 8 to 12 weeks for this process depending on the size of your barn. You will need to engage in the process working through all the design decisions and material choices.
STEP 7: SECURING YOUR TIMBER
As part of the contract you will also choose your timber species. Our two choices are Macrocarpa and Douglas Fir, both grown in NZ and usually logged and milled by our team at Mohaka River Sawmill.
Our standard frames have a textured finish which is smooth but retains the circular saw marks. You can choose one of our standard timber finishes (See examples in images below). From left to right: Double Walnut; Single Walnut; Clear and Salt Solution
STEP 8: ENGINEERING
We will then send your barn-frame plans to our structural engineer who will provide the PS1 for inclusion in your building consent application. You may also need to engage a local engineer to complete any Geotek reports that may be needed for your building consent application. This normally takes 4 to 6 weeks. The cost of engineering is included in our contract.
STEP 9: BUILDING CONSENT LODGEMENT
Once your building consent drawings and engineering drawings have been completed, your designer/architect will complete and lodge your building consent application with your local council. The actual consent typically costs between $4000 and $6000.
We have a growing team of contract architects and draughtsmen around the country to support our clients.
STEP 10: BUILDING CONSENT ISSUED
Congratulations! You are now ready to lay your foundation! It typically takes 4 weeks for the concrete to cure before you are ready to raise the timber frame. We can either freight up your timber frame or can come up and raise it over 3-5 days if this is part of the service you have requested. With the structure in place, a full weather proof shell can be quickly completed.
STEP 11: CUTTING & TEST-FITTING YOUR POST & BEAM BARN FRAME
We usually start cutting the barn frame once building consent is issued. However, many clients also chose to have the frame cut in advance so that they are ready to start building as soon as the consent is issued. We mill our own timber on site and hand-craft your frame at our base at Mohaka River Farm in Hawkes Bay. We believe we offer a unique experience from raw tree to highly crafted product and enjoy sharing the journey of your barn with you through photos and videos. You are also most welcome to visit us and see the timber frame being cut.
STEP 12: BARN RAISING
Once the frame has been cut we package your barn, transfer it to site and raise it typically over 3 to 5 days.
STEP 12: BUILDING WORK COMPLETED
Once your post and beam frame is up, the next step is to add the roofing boards, purlins, insulation and roofing material. Pre-nail frames can then be raised outside the barn frame; windows can go in and cladding proceed. This step of the process is completed by your local builder. We have a growing network of builders who are available to complete your barn home. If you are a builder that is interested in completing projects for our clients in your area, we would be interested in hearing from you.