Unique Features of Timber Frame Buildings
First off, let’s look at what actually makes a timber frame building different.
As the name suggests, the biggest factor is structure. Instead of using bricks or blocks to support the load of the building they rely on – you guessed it! – timber. Typically, this means a skeleton of wood to create the main structural support, covered in a skin of materials like plasterboard on the inside and another skin of brick, render or cladding on the outside. This makes them much faster to build than fully brick homes, and the frames are often prefabricated off-site and assembled like a giant puzzle when they arrive. Quick and efficient! And if it’s sourced responsibly, it’s also an incredibly sustainable and eco-friendly option, since timber is a renewable resource. Finally, it’s an incredibly versatile construction method. You can create some truly stunning and bespoke designs with timber – think open-plan layouts, vaulted ceilings and loads of natural light. What’s not to love?
Common Defects and Risks
Of course, along with all of those benefits and charm come a few headaches.
The biggest risk with timber frame buildings is all to do with moisture. After all, timber and water aren’t a great combination! If water gets into the structure and can’t dry out, it can quickly lead to decay, rot or even insect infestation. And once rot sets into a hidden part of the frame, it can be incredibly tricky (and expensive) to put it right.
Then you have their thermal performance. You absolutely can build a timber-frame house that’s well insulated, but you need someone who knows what they’re doing. Often, we see poor detailing around junctions and windows when it’s done by people who don’t usually work with timber. Which causes something called cold bridging. This is where heat escapes through the gaps in the insulation, leading to condensation and mould.
Finally, there’s soundproofing. Another thing people don’t always think about. Timber frames can sometimes transmit sound more than masonry frames, especially between floors. It’s not always a deal breaker, but if you’re after peace and quiet, then a timber framed house might not be for you.
What a Surveyor Looks For
If we’re called in to do a survey on a timber frame property, there are quite a few things we’re looking for.
First, we want to understand the age of the building and exactly how it was constructed. Timber frame has been around a long time, and techniques have changed a lot over the decades. So we want to know whether it’s an oak-framed cottage or a frame of engineered timber.
Next we look for signs of moisture ingress. Things like staining, wrapped finishes, soft patches in the floor or walls, and even musty smells can all point to water having got in and made itself at home. We’ll also be looking for ventilation, especially in older properties. A timber frame needs to breathe, so if a modern material like a non-breathable plastic membrane or cement has been added without thinking about ventilation, this can trap moisture over time and cause big problems.
Finally, where possible, we’ll also inspect the external cladding and damp proofing. Here we’re looking for any signs of insect activity like woodworm. If we can get access, we’ll also look at the roof space and wall cavities to check the insulation quality and condition of the structure.
How to Maintain a Timber Frame Building
So you’ve bought your timber frame house – congratulations! Now it’s time to maintain it. Timber frames do need a bit of care to keep them going, but don’t worry – it’s not a full-time job!
Your first priority should be to keep it dry. Make sure any gutters or downpipes are clean and in good repair, the roof isn’t leaking and that water isn’t pooling anywhere near the base of the walls. You also need to regularly inspect any cladding or render you have on the property. Put a regular note in your calendar and keep to it! If you have timber cladding, it might need treating or repainting every few years to keep it weatherproof. If it’s render or brick, check it for cracks that could let water in.
Your next big task is ventilation. If you’ve got extractor fans in your bathrooms or kitchen – use them! Keep trickle vents open at all times, and if you’re doing any work on the property make sure you’re using breathable materials where appropriate. Especially if it’s an older property! Breathable products allow the moisture to pass through them, while modern material are designed to be a barrier for moisture. In the right places these can be great, but in the wrong places they keep moisture in and leads to the dreaded mould!
Repairing Timber Frames
So, what happens if something does go wrong?
It’s not quite as simple as calling in Dave the local builder to patch over it. Timber frame repairs need a bit of specialist knowledge. Your first step should be making sure you identify the cause of the problem. Sometimes it’s obvious, but often you’ll need a surveyor to come in and help you diagnose it. They can make sure all of the relevant issues and defects are identified and even arrange a suitable repair. This step is crucial, since misdiagnosis of the problem can mean you have expensive works done that don’t actually fix the issue!
If you find rotten timber, this will likely need to be cut out and replaced – ideally with a like-for-like material. That might sound like a simple job, but matching the exact type of timber, making sure it’s properly treated and installed is no small thing. If you don’t get it right, you’re just kicking the problem down the road and setting yourself up for more issues in the future.
If you find structural damage, you will need to bring in a structural engineer to assess the extent of the damage and design a repair that won’t compromise the frame’s integrity. For older properties, using modern materials like cement or foam insulation can often do more harm than good, trapping moisture and leading to rot. So you need a holistic approach, using breathable and compatible materials that work alongside what’s already in the building. This is why it’s a good idea to vet your workman before they start!
One last thing – if you’re buying or living in a listed timber frame building, any repairs might need listed building consent (which isn’t always easy). Make sure you check before you carry out any work.
Timber frame buildings are full of character, and they can perform beautifully when they’re taken care of. But they do need to be respected! Keep them dry, ventilated and well-maintained, and they’ll serve you well for decades. If you’re looking at buying a timber frame house, or you have any questions about what we’ve discussed today, just give us a call on 02381 55 00 51, and speak to one of our friendly team.
For more expert advice on surveying and property matters, check out our range of informative videos on our website or YouTube channel. Harrison Clarke Chartered Surveyors is here to guide you every step of the way!
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