Timber frame and masonry construction

woods shape and masonry complex body fragmentizeModern reflexion comes in many forms, from tralatitiousistic masonry, to precast concrete, to stigma, and in recent times woods sick turn. noteland chuck and masonry whirl be very similar looking social organisations. oer the live on thirty historic period in Ireland the main type used in infixed dwelling was masonry braid which consists of block intragroup leaf, cavity, insularity and a block discloseer leaf, extern each(prenominal)y finished norm all(prenominal)(a)y with a brick or affix rendered block. Over the last twelve old age forest shed device has grown to account for close forty percent of the market. forest remains tress consists of an reach site engineered twist which arrives to site and the pieces ar assembled to complete the unit. The out-of-door finish is similarly to masonry with brick or plaster rendered block. The reason for chosen this topic is to de bourneine why this change oc curred. The purpose of this dissertation is to sample the Irish housing market everywhere the last take of days, also to find out the reasons for feel put together saying becoming more popular. perplexTo find out why the hack of urinateing internal housing in Ireland has changed from masonry tress to whole tone frame construction.Objectives* To investigate the Irish housing market and find reasons for the trend change from masonry construction to shade frame construction.* To examine the reasons why tonicity frame construction has grown to the level it has over masonry construction.* To examine the views of homeowners and property developers towards lumber frame construction.lit ReviewThe primary data lead be sourced from RGU database, mesh engagement sites, RGU books and journals. Relevant Irish government reports and websites testament also be looked at to gain an unbiased view. in any cuticle the views of the construction agencies in Ireland will be explored.R esearch and methodologyThe agent plans on doing a proportion of the ii construction types in order to deliver the goods reasons for the shift in trend. The brief equivalence case studies will overwhelm toll, time, heat and energy of two types of construction.QuestionnairesQuestionnaires provided the primary research for this dissertation. The author shall do up one and give it out to relevant homeowners and property developers to gain an insight into their views. By doing this the author will find out the market potential of woods frame construction. Structure of DissertationChapter geniusThis chapter explains the rubric of the dissertation, introduces the motivations and gives a background for the reasons for choosing this topic. The author explains to the reader the aim and objectives of the dissertation and how they ar going to be achieved.Chapter some(prenominal)The literature review will investigate in trend in Irish construction. Current construction agencies rep orts will be looked to try and gain an insight to the change in trend. The author feels that this will achieve the first remonstration of this dissertation. Chapter ThreeThis chapter will investigate the two piddleing options with regard to cost, time, heat and energy. This will be done by a number of interviews and case studies. Areas looked at will be construction cost and life cycle cost. Also will involve a case study of both types of construction where U-Values and Building Energy Rating will be achieved and assessed to gain an insight into why the trend shifted. The author feels that this will achieve the second objection of this dissertation. Chapter FourThis chapter the perspicacitys and views of homeowners and property developers towards character frame construction and masonry construction ar explored by means of a questionnaire. The author feels this will achieve the third objection of the dissertation.Chapter FiveIn this finally chapter the conclusion provides a br ief summary of the finding of the preceding chapters.Literature ReviewBackgroundOver 70% of home in the developed world be lineament frame homes. 60% of Scottish new dwelling ar timber frame and over all in the United Kingdom timber frame accounts for 15% of new homes. Ireland is slowly following our neighbours. Over the last ten year Ireland had been experiencing a construction boom. Housing units been completed in 2000 be 49,812 units growing to 62,686 in 2003, peaking in 2006 with 82,980 unit completed. After 2006 the housing market in Ireland started to fall, numbers of units creation construct in 2007 being 71,356 continuing to fall in 2008 as 48,151 units and continuing to fall in 2009. (Central Statistics region Ireland 2008)Many housing estates and apartment blocks had been popping up in every city, town and village primarily around the computer belt around the capital city of Ireland Dublin. Then slowly the rest of the verdant following. In 1992 timber frame const ruction account for only 5% of the new dwelling market. Since indeed it has grown to enormous levels to account for 30% of total housing construction nationally (Construction Industry alliance 2009).Typical these building were constructed by masonry construction, this consisted of a 300mm cavity wall with block inner leaf, insulation, cavity and a brick/block outer leaf finished with a plaster render. Over the last seventeen years timber frame construction has shown steady growth. character frame construction consists of an off site engineered building which arrives to site and the pieces are assembled to complete the unit. The external finish is similarly to masonry with brick or plaster rendered block. Some pains experts predict that by 2012 it will account for 50% of the new dwelling market.The timber frame attention in Ireland has shown strength and resilience, despite these difficult economic times. When the upturn comes, timber frame construction will be presented with nu merous opportunities. (Maurice Buckley, CEO, NSAI National Standards Authority of Ireland.)Reasons for this happening?EnergyIn Ireland over the last number of years there has been a turn in attitude regarding the environment, which has in some part resulted in changes been implement by the construction industry with regard to energy conservation. The main topic that has come to the fore on an Irish domestic level is the conservation of fuel and energy consumption. The construction industry has been identified as a considerable part of the national energy bill. Attitudes of developers and homeowner are changing to environmentally complaisant buildings. Due to this timber frame construction has seen a steady growth. Timber frame is renewable building option, for every tree cut down two more are showed. The cost of turning the sensible product into a building material is conceivably less than tralatitiousistic methods.Timber is the only sustainable renewable commercially viable building material. The production of concrete produces vast amounts of Carbon Dioxide (C02), which has a invalidating impact on the environment and contri howeveres profoundly to global warming. (Irish Timber instal Manufacturing Association 2009)SpeedAs the construction boom grow so did the need for housing and more importantly fast housing. One of the main factors for this turn towards timber frame is speed of construction. The frame of the building screwing be erected in a number of days which compared to typical masonry building is incredibly faster. This is ascribable to the timber frame been constructed off site in a factory and delivered to site as a planned process of assembly. Masonry on the other hand takes a number of weeks to reach roof level where as timber frame is erected in a number of days. Even in wet weather work can becalm continue as a scaffolding system is in place around the foundation, where as blocks for masonry construction can only be laid in dry wea ther. Also with timber frame construction the building is weather proof much faster so internal works can beat much quicker. Also a stagger of the s get work for plumbers and electricians such as first fixation is much easily done in a timber frame signboard. Timber frame has 30% shorter, more predictable construction time than brick and block (UK Timber Frame Association 2009)In masonry construction the use of wet trades in the build causes extra time needed for drying out. Because timber frame is a dry form of construction there is no drying out time which is a saving of a number of weeks. Also because of this there is less lightly a risk of cracking appearing on walls and ceilings for shrinking which can occur in masonry frequently.Time scale for both for of constructionStandard Masonry positionWeeksTimber Frame HomesFoundations1FoundationsFoundations2FoundationsBricklayer Ground Floor3Erect Timber Frame Structure, fake Glaze WindowsBricklayer4Felt, Battens, Tile detonatin g deviceFix Glaze Windows5Brickwork First Fix6Roof Structure7InsulateFelt, Battens. Tile Roof8Dry zephyrFirst Fix9Second Fix plaster of Paris10Decorate, Move In stick onwork1112second Fix, Plumber, Electrician13141516172nd Fix1819Decorate, Move In20=Drying out periodTaken from (Energy high-octane Homes Ireland 2009)CostThe cost of a timber frame house is similar to masonry strengthened. Unlike masonry, be of a timber frame build can be fixed long before the foundations are poured. This is imputable to most timber frame suppliers also fix the structure. So a fix price for a fixed solution. No rain days for wet trades or no additional cost.This en for certains that the additional expenses that whorled as a building progress can be eliminated. (Irish Timber Frame Manufacturing Association 2009)The number of persons need to fix the structure is lower than a masonry build, also with regard to time, time is money so the faster the build the cheaper for the developer and homebuilde r. Also the hand over time for a complete dwelling is mustiness faster so this will benefit developers cash flow and profit big businessman. Due to the speed of construction on site security cost or greatly minify.Flexibility of LayoutBecause timber frames internal walls being construction out of light weigh partition walls the internal space of a timber frame build is very flexible. Any mistakes in layout of internal walls is easily rectified, where as masonry internal wall would be peculiarly more difficult to correct.Case StudiesIntroductionTo get real reasons for the trend mover towards timber frame construction and to get a true indication of the cost difference in both timber frame and traditional masonry domestic construction the author looked at two key areas, construction costs and life cycle costs. In relation to construction costs the areas of preliminary costs do and equipment costs and site jab costs are looked at in greater detail.Construction bepreliminary exam CostsEvery construction project incurs preliminary costs. Preliminary costs are defined as,Costs which are directly involved with the overall completion of a construction project ( Roy Chudley 2002)These costs include items such as site management, insurance for the project, drivers and operatives. On larger sites where site cabins, offices, storerooms, toilets and canteens are required the costs incurred are also referred to as preliminary costs.For each project there is an allowance set past for preliminary costs. However in relation to timber frame construction these costs are include in the overall timber frame package. This is a result of the majority of the work required for timber frame construction being carried out off site, which in turn makes the budget costs a lot cheaper than traditional masonry. Derek Moore a director with Timberline building asseverators Ltd Dublin states,by pre-manufacturing the timber frame off-site, houses are constructed more cost effectively. ( Pick a Pro 2009)To back up this introduce the Irish Timber frame manufactures joining states this method of construction is not cheaper particularly if the builder hasnt thought his practices through merely because factory fabrication means much greater predictability, better controls and of course, a faster pace (Irish Timber Frame Manufacturing Association 2009)This is not the case for its traditional masonry counterpart as preliminary costs are required as a separate budget, this is due to the fact that all of the work required for traditional masonry is carried out on site. A majority of the preliminary budget for the traditional masonry method includes hire of plant and provision for skips and concrete silos on site etc. Another factor to be taken into retainer is the time period taken to construct a timber frame house, which is significantly lower than that of traditional masonry counterpart. Costs such as site supervision and the need for engineers and the like on site ar e greatly reduced.Plant and Equipment CostsPlant and equipment costs should be taken in to consideration when traffic with construction costs. Every project requires certain types of equipment and plant to carry out work to a conclusion. harmonise to Colm Kilroy a quantity surveyor with Michael Higgins and associates in Galway, plant and equipment costs are a major part of all construction projects, the utilization of such equipment is vital as a lot of money can be wasted due to bad management and planning on site. He continued to say if plant is required on site for a certain job it is vital that the site is ready for that equipment as once it arrives on site it has to be paid for. (Colm Kilroy 2009)The weather can also plays a part in plant and equipment costs, adverse weather conditions can lead to a lot of equipment being left(p) idle while the cost for having it on the site is still being charged. Obviously the weather conditions cannot be controlled by the project team ex cept in periods of forecasted inclement weather the ordering of plant and materials should be avoided if possible.Site Labour CostsThis area of site labour costs greatly differs with both methods of construction. A lot of the factors in relation to cost for the timber frame method of construction are all inclusive of the over timber frame package, the majority of the work to be carried out by work labour is completed in the factory and once the timber frame unit leaves for the site their work is finished.This in turn reduces any call back costs, to complement this, the Irish timber frame manufactures association states that,There are lower call back costs any problems encountered can be eliminated instantly by the timber frame specialists before leaving the factory. (Irish Timber Frame Manufacturing Association 2009)The cost for the labour to rectify these problems is still inclusive of the timber frame package.Traditional masonry construction is in equivalence carried out differ ently with all the construction work associated with traditional masonry been carried out on site and with each psyche trade requiring labour to carry out the work.Cost Case StudyThe author compiled a cost comparison from a construction contractors point of view for the development of a timber frame and masonry domestic dwelling. The house plans used to carry out this comparison were based on a single house within a development of cardinal similar houses, only the major elements of the structures were included in the pricing. The figures for the comparison were obtained from Barry Doyle a quantity surveyor with a Co Carlow company and canful O Connell a construction contractor in Co Galway.Cost Case Study FindingsElementTimber Frame postMasonry HouseRaft Foundation 3,855.50 4,602.60Supply and erection of timber frame Kit 28,114.00Block work 3,680.00 11,460.00Roof 5,382.00 17,535.50Windows and Doors 11,000.00 11,000.00Plumbing 5,780.00 5,780.00Electrical 5,275.50 5,275.50Insulati on 3,191.00 1,946.00Supply fit gypsum board 3,210.00 1,821.00Plastering 5,815.007,215.00Carpentry 3,575.25 4,485.00 outside plant life 3,275.50 3,275.50Floor Screeds 954.50 954.50Kitchen 5,500 5,500Fireplaces 2,500 2,500Total measured work excluding Vat 91,108.25 83,350.60Main Contractors Profit 4,555.41 4,167.53Vat 13.5 % 12,299.61 11,252.33Total 107,963.27 98,770.46The timber frame house is more expensive to construct than its masonry counterpart. There is a cost difference of round 9,000 between both methods to construct a single house taking the main structural elements in to consideration. For the development consisting of five houses where this house is located the total price difference in the construction of the five houses using both methods of construction can be up to 45,000 to 50,000. The following information shows the reasoning hindquarters the price differences for the important elements of the construction.Timber frame turnoutThis element looks to be very expe nsive but the majority of materials needed to complete the timber frame house including the labour needed for the construction are included.Concrete raft foundationThe price of the raft foundation differs as there is less steel required in the raft for the timber frame house in comparison to the masonry build house, this leads to savings for both the labour and materials.Block workThe difference in the price of the block work is due to the inner leaf and the internal walls of the timber frame house been constructed of timber.RoofThe timber frame kit incorporates a majority of the roof in the over all package which leads is a massive price difference from the standard roof for the masonry dwelling.InsulationDue to the requirement for more insulation in the timber frame house there is a difference in price over its masonry counterpart.SlabbingAs with the insulation due to the amount of timber stud internal partitions and timber inner leaf walls the timber frame dwelling requires more plaster board than the masonry method which increases both the amount of material and labour.PlasteringThe daubing element differs solely because of the reduced quantity of scratch coat required in the timber frame house.CarpentryThe price difference in relation to carpentry is a result of a lot of the timber work coming pre fabricated as part of the timber frame kit, an example being the doors coming pre hung with ironmongery fitted and architrave already attached.Main contractors ProfitThe main contractors profit has been calculated on the standard role being 5%.Life Cycle CostsIntroductionLife cycle costs are commonly interpreted as, The operating costs of buildings over the forecast useful life attributed to them (Bruceshaw 2009)These costs include initial capital costs, occupation costs and operating costs. In relation to the building industry and in particular to the traditional masonry and timber frame methods of construction, life cycle costs are essential in deciding whi ch is the overall cost effective method of construction is. In this chapter the author discusses areas such as the running costs and other costs that are involved with both forms of construction.Design Differences and AlterationsFrom an aesthetic point of view timber frame and traditional masonry constructed dwellings when constructed look very similar, however timber frame houses, take into account for more versatile designs than block built houses (Pick a Pro 2009)The question is once the house is constructed how weak is it to carry out modifications to the design. In relation to these alterations Kingspan Century state,Due to the fact the inner leaf of your timber frame house is constructed of solid wood and plasterboard, and not concrete blocks and plaster, extensions and alterations generally have significantly reduced impact on the existing building. (Kingspan Century 2007)To further this statement MBS Timber frame Ltd state,Because the interior of a timber frame house is mad e of wooden panels and plasterboard, alterations and extensions will not involve the mess and severe disruption of knocking down solid block walls, and all the other trials and tribulations that accompany this type of work. (MBC Timber Frame 2009)Alternatively the block work internal leaf of a masonry house has distinct advantages over is timber frame counterpart. Tasks such as fixing a shelf or curtain vilify can be a tricky with the timber frame method,There is no problem doing this in a masonry build home as all the walls are capable of holding shelves, curtain rails etc. it would be a simple matter of drilling the holes in the correct place and posterior your shelf into place (Irish Concrete Federation 2009)In comparison, with a timber frame house, according to John Meehan a carpenter with a Co Galway Company,If you are installing a new kitchen or tv unit, you may find that there are no grounds in the wall where you need a fixing. If in this situation if your fixing is put i n place without finding a stud, the unit is sure to fall down under pressure. (David Treacy 2009)Property Market and Selling ValueInfluencing factors in relation to domestic construction include resale value and ease of sale. The traditional masonry constructed process has built up a theme of been a good seller and a favourite with the Irish public, Galway auctioneer John Gilmore states,Block built houses are easier to sell as nation generally go for the trusted method, a lot of people inquiring about timber frame houses are wary and are not easily persuade as to its benefits (Liam Gordon 2009)The view of an Irish timber frame company is that,Auctioneers and estate agents are generally of the opinion that not only is timber frame not an obstacle in selling a home, but on the contrary, is becoming more and more a major selling point. The energy efficiency of timber frame houses is becoming an increasingly valued characteristic. (Kingspan Century 2008)To reiterate this,For mortgage purposes and insurance, most lenders and insurers rank timber frame equally with block work. As far as resale value is concerned, there appears to be no difference at all between the two systems. However some individuals have their own preferences, built up from their own experience or things they have heard about either system. (Homebuilding and Renovating Magazine 2005) test CostsThe timber frame method of domestic construction encounters large savings over its traditional masonry counterpart. These savings result from the timber frame house having an allowance for insulation on both the external and internal walls this differs considerably from the traditional masonry method where in most cases only the external walls contain insulation.Because timber frame structures are extremely well insulated and have less mass than more traditional forms of construction, significant savings can be made in heating costs. (Homebuilding and Renovating Magazine 2005)A steer Irish timber frame company states,Savings of between 30% and 40% on heating bills are fairly typical. (Devsan Timber Frame Homes 2009)In relation to further savings in the future with timber frame,It is estimated that the heating cost of a timber frame home can be 30% lower than that of a masonry dwelling, and the rapid rise in energy costs these costs look set to increase. sunshine Business Post Newspaper 2007)In conclusion the savings to be made with the timber frame method of domestic construction in relation to heating and energy use are all-encompassing over its masonry counterpartTime of ConstructionIntroductionFrom a time to construct perspective the aloofness of time it takes to build and finish both forms of construction differs. The construction of a traditional masonry dwelling has a longer time programme than its timber frame counterpart. The main factors contributing to the difference in construction times include.Programme of worksThe programme of works for both methods has a time diff erence of some seven weeks from foundation stage to decorating and moving in stage. Derek Moore of Timberline building contractors states,In terms of build speed, timber frame can deliver a significant 30% reduction on traditional construction times, which affect cash flow and reduces local disturbance. (Pick a Pro 2009)The view of another Irish timber frame supplier is the construction time of both methods of construction is even larger depending on the building,Construction time is cut by almost 40% as your timber frame structure is erected on site within days depending on size and complexity of building. (Clark Group 2008)Building FinishesDuring the stage whereby the timber frame unit is erected the internal first fixing work can commence. This work can proceed inside the house as the masonry skin is being built, in comparison no internal work can commence on the masonry house while the block work element is being constructed. The long drying out period associated with tradition al masonry construction is also a disadvantage in comparison to the timber frame method.Apart from the obvious labour saving, timber frame doesnt need any drying-out time, dissimilar a standard masonry construction, which needs up to 1,500 gallons of water to evaporate before it is dry. (Sunday Tribune 2001) To reiterate this a leading Irish timber frame supplier states,Timber frame aids internal finishes, all walls are straight and plumb, corners are square and true. With timber frame there are less of the wet trades, plasterboard needs only to be skimmed and paint, decorative materials and floor coverings can be applied kinda to dried outs. (Castle Timber Frame Homes 2009)Heat Loss in Buildings Introduction For the purpose of this dissertation the author compared the U Value of the external walls of both a timber frame and masonry constructed dwelling, the author also pertinacious to obtain the Building Energy Rating (BER) for both methods of construction so as to make an tru e comparison. Both the U Value calculation and the Building Energy Rating are based on the house plans. With the expertise of Michael Sweeney of Sweeney Energy the U Value and BER calculations were compiled and the results are as follows.U-Value CalculationA U-value is the term given to the measure of heat loss through sections of a building. It measures the rate that heat transmits through a component or structure when there is a difference in air temperature at both sides. U Values are expressed in Watts per metre Kelvin which is the rate of heat tilt in watts through 1m2 of the structure for one unit of temperature difference between the air on the two sides of the structure. (Roy Chudley 2002)U-Value TermsThe following are terms associated with the calculation of the U-Value.Thermal conductivityIt is the measure of a materials ability to transmit heat and is expressed as the energy flow in watts per square metre of surface area. (Roy Chudley 2002) Thermal ResistanceThis is symb olized by the letter R, as representative of a materials thermal resistance achieved by dividing its thickness in metres by its thermal conductivity. (Roy Chudley 2002)FindingsTraditional Masonry dental caries WallFabricThicknessConductivityThermal Resistance international Res.0.04Render0.0150.570.03Ex. Block0.11.330.08 stone pit0.1860mm Insulation0.060.0272.22Internal Block0.10.570.18Plaster0.0150.430.03Internal Res.0.132.88U-value =0.35W/mKTable Traditional Masonry U-Value CalculationTimber Frame External WallFabricThicknessConductivityThermal ResistanceExternal Res.0.04Render0.0150.570.03Ex. Block0.11.330.08Cavity0.18Insulation0.10.0214.76Plasterboard0.0190.250.08Internal Res.0.135.29Table Timber Frame U-Value CalculationTimber Frame External Wall Cont.FabricThicknessConductivityThermal ResistanceExternal Res.0.04Render0.0150.570.03Ex. Block0.11.330.08Cavity0.18Timber Studs0.10.130.77Plasterboard0.0190.250.08Internal Res