ᐅ Comparing Quotes for Timber Frame Construction – Money vs. Intuition? How to Decide?

Dear forum,

We have been planning a timber frame house for some time and had actually already decided on a provider (local, builds about 40 houses per year, very good reputation) when yesterday we received an offer from a competitor. This one is also from the region, builds about 20 houses per year, and does many extensions, renovations, and roof structures.

I compared the prices in the offers and found a net price difference of 20,000. As far as I can tell, the wall construction (including insulation) is the same, but the cheaper one uses gypsum fiber boards instead of drywall and would install a nail-laminated timber ceiling instead of a wooden beam ceiling, so actually using more expensive materials. The roof structures differ: the more expensive provider offers a double roof truss including an exposed roof structure, while the other provides a single roof truss without exposed beams. Also, the more expensive offer includes all architectural services, whereas the other would only draw the plans, and we are leaning towards consulting an architect additionally. Another difference is that the more expensive offer is turnkey, while the other only offers the house without technical installations.

Now we are quite unsure because the more expensive provider simply seems extremely competent (master carpenter accredited by the guild, member of DIN committees, lecturer at a university of applied sciences for timber construction, etc.), and the other is "only" a regular carpenter and roofer, though he does explain all questions plausibly. Another point is that we feel the more expensive provider has a concept behind his houses, while the other just builds the house exactly as we describe it. Hmm... Do you understand my dilemma? Does anyone have advice on how we can manage our decision?

Thank you very much and best regards,
Pipi

I can’t offer any advice on the technical or construction-related background—hopefully, those with knowledge or experience will contribute.

But here’s a good piece of advice: trust your gut when making the decision, not just your wallet... deep down, you probably already know who you’d prefer to build with... 😉

Hello ypg,
that’s true. However, the difference is quite significant (>10%), so it’s definitely something to consider. Especially since we have a fairly tight budget... Let’s wait and see what other users have to say!
Best regards,
pipi

Hello,

we experienced the same thing with timber frame construction methods. Just show the more expensive provider the cheaper offer and honestly tell them that you feel more comfortable with THEM. They probably won’t reduce the price by $20,000, but maybe by $5,000! I would also give the “feeling” a high priority; for that reason, we even chose the most expensive option! So far, we are very satisfied!!!

But one question: How can they give you an offer if there is no architect yet and therefore no plan? I would simply hire an independent architect, take LOTS OF TIME, and work out a plan with them to present to all providers. Otherwise, you really can’t compare! If a provider isn’t willing to cooperate, I wouldn’t consider them at all. Also consider:

- How many sockets/lighting outlets are included?
- How many square meters (square feet) of tiles are included and up to what price? The same applies to parquet flooring...?
- How extensive is the interior finishing included?
- Are interior finishing and external plastering of the basement included?
- Which ventilation system and heating do they use?
- Which subcontractors do they work with?
- and so on.

Usually, there is a “standard specification,” typically 20-30 pages long. You should request this document, study it carefully, and compare it thoroughly! But be cautious: as a layperson, you will hardly recognize the pitfalls and traps contained in it. Then have them clearly explain what the cost of any additional services will be. I am sure there will be many more differences than the ones you mentioned!

There are also some worthwhile tasks you can do yourself with this type of construction. I mean, you can easily save $10,000 to $20,000 if money is an issue.

One more tip: Often, earthworks and connection works are not included with timber house providers! So, make sure to inquire precisely where their service begins with these general contractors. Without construction experience and without a skilled architect who coordinates these interfaces, in my opinion, it’s hardly manageable. Excavation, drainage, inspection shafts, foundation, material storage, disposal, backfilling, compaction, laying pipes, temporary power connection, gravel, laying gravel for the crane, etc., depending on the plot and ground conditions, can easily add up to $20,000 and need to be coordinated! These services should also be clearly defined and compared.

Hello Orion,

thanks for the tips. Actually, the difference is only in the house itself (including windows, interior finished with plaster). The point is that one (more expensive) quote is turnkey, while the other covers only the house and roofing. The question is whether the "additional cost" is related to architectural services, site supervision, and warranties. The prices for the other trades are comparable to other offers (air-to-water heat pump, plumbing, and mechanical ventilation system around 50,000€ (about 54,000 USD), electrical about 10,000€ (about 11,000 USD), prices for flooring, etc., are very reasonable). Really quite difficult!

Best regards,
Pipi

How large should the house be and what is the budget?

I see that the 20,000 is more than 10%, so it seems that both quotes are incomplete.