Quote:
Originally Posted by hemlock
Just built a timber frame on an island. It was pretty simple to meet code issues
for example the windows needed to be framed to allow the correct clear height and width and if within a certain distance from the floor tempered glass and on second floors having latches to prevent full opening for child safe reasons.
The timber frame was local NH white pine sawed out by a sawyer who had the grading training and could provide a grade certificate which code enforcement required.
The sheathing is 1 inch white pine with roof and walls covered with one inch polyisocyanurate then sided over with vertical white pine and battens. It does not meet the envelope code as its only 8.6 r value but is adequate for a 3 season structure. Code will only allow wood stoves for heating however. With no cavity spaces electric is all surface mount in MC cable and metal boxes. A little rustic but neatly done and functional.
With shoreland permitting septic installation and precast concrete footings, materials and a lot of volunteer labor we are at around 76.50 per square foot at this point.
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The second floor latches are not really required by code in a residential application. For a rental unit, they must be included. And for vinyl windows, they can actually be a later upgrade... the other windows I sell need them right off.