How to Pick a Builder for Your Timber Frame Home Project

In our 30 years of designing and manufacturing timber frame homes around the world, there are a few questions that we've come to expect from a potential client. One of the most common is "How much do your homes cost per square foot?" (Unfortunately, this is like asking how much a car costs per pound). One of the legitimate questions that we are almost always asked somewhere during the client's decision process is: "do you have a builder in my area or can you recommend one for my project?"

The best answer to this question, of course, is "yes, we have a highly experienced timber frame builder, trained in the Woodhouse product, right in the area where you are going to build and we would love to introduce you!" In fact, in many cases we are able to answer this way because of the extensive network of independent builder-dealers that Woodhouse enjoys around the country. These builders are a real asset to our future owners. They are trained, we know them well, and we love to introduce them to prospective clients.

Woodhouse is very focused on extending this network of independent builder-dealers and is always on the lookout for good builders in areas where timber frame building is popular. If you know of one, or are one yourself, please contact us for some very interesting information.

But, this post in particular is for those people building a timber frame home who are not fortunate enough to have a Woodhouse independent builder-dealer in their desired building area. If you are one on them, Don't Worry - there are many talented and honest builders and you can find someone to trust with your dream project. Like almost anything else, the key is to do your homework.

Referrals
There are many sources of builder referrals but some are more helpful than others. Broad sources, such as the National Association of Home Builders (NAHB) can help you find builders in your area but their recommendation is relatively unqualified. A bit better are sources such as builder supply houses, realtors, and code enforcement officers. But, the best sources are personal ones. Since you're planning to live (or at least vacation) in the area that you're building, you will be making friends and acquaintances. Ask them for builder references - especially those that have been through a project themselves.

We suggest identifying at least three recommended builders through the use of qualifying questions to help narrow your choices. Some examples might be:

• Do you carry liability (how much), workers comp. and builder's risk insurance?




• Have you had any experience building timber frame and structural insulated panel homes? (Not required but would be useful.)




• Have your subs had any experience with these structures - specifically electrical, HVAC, and foundation subs? (Again, not required but would be useful.)




• Do you quote one price for a turn-key home or do you work on a cost-plus basis?




• How much of the work is done by your own people and what work do you sub out?




• How do you handle changes throughout the project (if turn-key price)?




• Do you mind if the homeowner helps on specific aspects of the build?

Of course this list can go on for a long time but you get the idea. The answers you are looking for will vary depending on what you are comfortable with. For instance, you may want the security of one price no matter what. On the other hand, that price comes with a cost (the builder will have included a contingency for his own security) and you may wish to save this money by working on a cost-plus basis (and assuming the risk of cost increases). The concept is to develop a list of questions with which to vet the builders and narrow down to those that work in a manner consistent with your own project philosophy.

Some questions (like the one about insurance) should just simply be deal-breakers if answered in the negative.

Once through this process, you should ask for references. You should be able to walk through and inspect the builder's work as well as be allowed to interview the reference yourself and in private. Like any reference, the builder is only going to introduce you to those former clients with whom he feels he has a good relationship. The reference can still be valuable however; if you (a) inspect the work carefully, and (b) ask specific questions that will allow the reference to describe how the builder actually works.

When walking through a reference project pay close attention to the following (these are not in any particular order):

• Condition of timbers (if it is a timber frame) - scratches, marring, forklift marks, etc.




• Fit and finish of all trim work;




• Fit and finish of all tile work;




• Look under sinks and in the mechanical room - how neat & organized is the plumbing, electrical, and HVAC work?




• Do all doors, including closets, line up, open and close properly?




• Are drip caps properly installed on all exterior windows, doors, and exposed horizontal surfaces?




• Is siding, trim, and roofing material properly installed?




• Is the finish of the home aesthetically pleasing and coordinated?

When interviewing the reference, make sure to ask open-ended questions that allow the homeowner to express their opinion about the builder's strengths and weaknesses. Questions such as the following can be invaluable:

• Was the builder always easy to communicate with, returned voicemails, showed up on time for appointments, etc.




• Were there any aspects of the project that turned out much better than you expected?




• Were there any aspects of the project with which you were unhappy?




• Was the job completed on time and within your budget?




• What would you consider to be the builder's strengths and weaknesses?




• Was there any contention at any point within the project?




• Could the builder help with design as well as execution?

These are just examples and a good starting point. What is important to you will dictate the kinds of questions you will ask. The concept is to make sure and set up a private interview and ask open-ended questions.

And here's some great news - if you're working with Woodhouse, an experienced regional sales manager can work right along side you throughout this process to help find and qualify the right builder for your timber frame project.