SPECIFICATION FOR TRADITIONAL STYLE TIMBER-FRAME KITS



LOCHDHU COTTAGES LTD. 1 APRIL 2017

SPECIFICATION FOR TRADITIONAL STYLE TIMBER FRAME KIT HOMES AND FOR TIMBER-FRAME TIMBER-CLAD LODGES IN KIT FORM

FLOOR

• V313 22mm moisture resistant T&G chipboard flooring (Whitewood T/G optional extra)

• PVC damp-proof course

• ground floor joists and edge binders, regularised and x-cut to length where practicable. joists and binders 1st floor (in some cases joists may be supplied uncut, for over-lapping joins). Note:- if concrete floor, PIR insulation ,ground floor joists and chipboard flooring not supplied-kit priced accordingly.

• perimeter floor dwang material

• wallplate, treated 145 x 45 c16 treated.

• 150mm glasswool insulation with ‘netlon’ support or insulation upgrade to meet SAP u-value requirements for Build Regs ..

• perimeter plate treated C16 dressed and regularised.

WALLS

Internal Partitions:

ground floor:

45x95 framing prefabricated with 1 row of dwangs.

first floor: as ground floor, prefab where practicable , otherwise loose material..

• Min 95mm insulation to bathroom walls

Load-bearing partitions:

• framing at 600mm centres, prefabricated with 2 rows of dwangs or ply-clad where required by engineer.

• treated lintels

• dwang material for ceiling and floor joists.

External Wall Panels:

• Frameshield breather felt

• framing at 600mm centres 45 x 145mm C16 drsd + reg, prefabricated, clad with ply and lintels fitted.

• treated lintels to openings, flitch plates supplied where indicated by engineer

• 9.5mm exterior grade sheathing plywood, WBP

• loose 150mml insulation for between studs – or insulation upgrade to meet SAP u-value requirements for Build Regs.

• cill plates , treated c16

• loose head binders, treated C16 drsd + reg.

• plumbing / electrical dwang material sw

• loose firestops sw, treated

• ROOF:-

• Roof trusses at 600 centres pre-fabricated Attic or Fink type. Generally 45degree pitch or steeper attic trusses for 1½ storey types and 35 or 40 degree standard fink trusses for single storey types. Valley boards, prefabricated valley/jack trusses and loose timbers supplied.. ‘Glulam’ beams and traditionally –assembled pre-cut/ pre-shaped roof structure where appropriate.

• Cathedral Ceiling (optional extra ) Purlin roof / cathedral ceiling to alternative spec with pre-cut, shaped and sanded heavy exposed timber 145x 70 kingposts , purlins, rafters and braces all pre-cut and designed to be site-bolted together. Traditional roof construction is standard on some kits, especially those with exposed rafter ends-all precut, pre-shaped for fast site erection. PIR insulation up-grade required for coomb.

• Partial post-and-beam construction features (optional extra ) using finesawn Douglas Fir or oak beams and posts.

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• Gable panels

• Gable ladders

• Bargeboards 2 no. fine-sawn and overlapping treated larch or Douglas fir , (Lodge kits) ;

21x195 redwood barge-boards for Traditional Style Kits.

• Soffits 15x 75 T/G redwood or 12mm marine ply or 16x150 finesawn with cover strips..

• Framing prefabricated.

• 150mm PIR insulation for coomb plus 300mm mineral wool for across attic / loft ceilings or insulation upgrade to meet SAP u-value requirements for Build Regs..

• Sarking 22 x 150 offsaw whitewood for slates (or 9.5mm wbp ply for imitation slates or tiles, with battens treated 25x50 and 12x50 counter-battens.)

• Roofing Felt Roofshield Breathable membrane

• Fascias fine-sawn and overlapping, Douglas fir or European larch. (Lodge Kits); Dressed redwood as appropriate - Traditional Styles. 21x145 if exposed rafter ends

• Eaves Soffits 15x90 T/G or 16x150 fine-sawn or 12mm marine ply.

Dormers (where appropriate) 2 supplied as standard for Lochdhu styles, otherwise optional extra.

Prefabricated front and side panels consisting of framework clad with 9.5mm exterior grade sheathing ply .Breather felt. Gable ladders with Barge and soffit boarding pre-cut where possible. Loose sarking and precut rafters and ties .

Materials for on-site cladding by others .(vertical fine-sawn cladding, Douglas fir or European larch, 22 x 150 treated, 38 x 50 treated battens, 13 x 38 treated counter battens).

(note: all lead flashing to be supplied and fitted by others )..

• Metal Roof (optional extra)

Polyester-coated coloured galvanised sheet metal roof, sheets pre-cut to exact length. All fixings and flashings supplied.

EXTERNAL JOINERY

• Windows and External doorsets:-

Nordan, Nordvest , Jeld-Wen or similar good quality Redwood, high performance rated , treated with ironmongery fitted and factory fitted 24mm Low E double-glazing argon filled units. Light basecoat stain is standard. Factory stain/ paint finish optional extra. Norscot upvc optional at reduced cost.

Traditional Styles or Scandinavian styles. Alternative window styles or Manufacturer available. Choice of ironmongery styles.

High performance doorsets ,treated, pre-hung in fully machined frame, with weather-strip and ironmongery, glazing factory fitted. Espag. bolts, 3-point locking.

Roof windows

Velux factory double glazed plus flashings.24mm Low E.

INTERNAL JOINERY

• Skirtings Deep redwood, ogee pattern moulding, 145 x 16

Facings Redwood, ogee and bead pattern moulding, 95 x 16. For doorways .( And around window openings at extra cost) .

• Linings Redwood ex 21 x 120. Site-cut by others. For doorways .( And around window openings at extra cost)

• Cills Redwood, loose

• Apron pieces redwood,

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• Staircase Whitewood stringers, mdf / plywood treads and risers. (All-redwood or hardwood optional extra) Redwood Newel posts, Handrail and balustrade supplied , to be site fitted by others.

•

SUNDRIES

• plasterboard 12.5mm Duplex and plain as per build regs

• plasterboard dwangs loose, pre-cut where possible.

• fixings: Starter boxes only ;- Part boxes only of 100mm and 75mm galvanised nails for hammer-nailing kit at Wind and Watertight stage .Part-box 50mm galv nails +35mm square-grip nails.(nailgun nails not supplied). (Wind and watertight crew to supply remainder of nails at their cost).

Galvanised truss clips

Galvanised joist hangers where required

galvanised truss shoes where required

Stainless steel vermin mesh where required for timber cladding (note;-galv staples not supplied)

Balcony (where appropriate) (OPTIONAL EXTRA)

Support posts each consisting of douglasfir/larch or treated softwood precut (for site-bolting by others) with support beam , cross-joists , handrail 140x38 cls with 90x38 cls intermediate rail. Balustrade posts Douglas fir/ larch/ pressure treated softwood . 50x50 finesawn square balustrade material . ( alternative balustrading available) All bolts and fixings supplied. DPC / steel.plates. (Blockweork Pillars supplied by others)

Verandah (where appropriate) :(OPTIONAL EXTRA) also optional side-deck

Support beam, joists, handrail, intermediate rail, posts balustrade material, Decking and fixings etc, all as per balcony spec. (Blockwork Pillars supplied by others)

Canopy optional extra . Doulas Fir / fine-sawn larch posts and braces and polyester-coated coloured galvanised sheet metal roof, sheets pre-cut to exact length. All fixings and flashings supplied.

• * Exterior wall cladding (timber) STANDARD WITH TIMBER- CLAD KIT HOMES AND INCLUDED IN KIT PRICE

• (OPTIONAL EXTRA FOR TRADITIONAL STYLES unless depicted in brochure )

150 x 19 home grown fine-sawn European larch, Douglas Fir or pressure-treated red pine boards (usually laid vertical, site fitted by others) to traditional Scottish pattern , 50 x 19 fine-sawn cover strips (site fitted by others with through ventilation behind), treated battens and counter battens , Tyvek or Frameshield breather felt on ply on wall studs. (Alternative cladding materials and horizontal patterns available )

NOTE:- (1) Insulation is supplied but not pre-fitted, we do not supply SIPS panels. In our view these can add 10% to total project cost and are not necessary if PIR insulation is carefully fitted on-site.

(2) Plumbing and electrical goods, exterior cladding materials*, groundworks, site labour, kitchen and bathroom suites, interior doors and ironmongery, nail-gun nails, hold-down straps, lead flashings and roof terminals are not included with the kit.

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TRADITIONAL STYLES AND SCANDINAVIAN STYLES / TIMBER-CLAD LODGES -

FURTHER OPTIONS

1. Alternative claddings to exterior and/or main Block

2. YOUR DESIGN OR OURS. Kits can be manufactured from your own Architect drawings if required. OR BESPOKE.

3. e.g. Walls - horizontal shiplap weatherboard …or horizontal or vertical fine sawn to traditional Scottish pattern. partly or fully timber-clad.

4. Roof –polyester-coated sheet metal . All roofs engineered as standard, to support light-weight or heavier claddings supplied by others .

5. Alternative window and door styles and layouts / Kit to your own design.

6. Porches (except Cluaran style)

7. Healthy ‘Breathing-Wall’ Eco-System. (See introductory letter)

8. Open fireplace / inglenook.

9. Cathedral ceiling

10. Exposed rafters and / or beams.

11. Heavy Post and Beam / partial post and beam construction using black iron plates and bolts.

12. .Gallery with balustrade of your choice,.

13. Combination of traditional harled claddings and traditional vertical timber claddings to extensions or garages, or to any other part of the house.

14. Kit designed to incorporate underfloor heating if required.

15. Splayed window reveals.

16. Other options considered to make your home truly unique.

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GUIDE PRICES. From 1 APRIL 2017 . LOCHDHU COTTAGES LTD.

FOR TIMBER-FRAME KIT HOMES. 145x45 c16 framing

TRADITIONAL STYLE KIT HOMES

KIT NAME /FLOOR AREA /INTERIOR SIZE /NO.OF BEDROOMS /PRICE FROM £ /STYLE

Lochdubh 95.1 sq mtrs 9.6x4.8 +porch 2-3 31,890 Cottage

Cluaran 97.6 sq mtrs 10.8 x 5.1 +porch 2-3 32,100 Croft

Glaick 111.5 sq mtrs X5.1 3-4 38,500 Croft

Achmore 113.5 sq mtrs 14x4.8 + porch 3-4 38,1000 Cottage

Duncraig 143.4 sq mtrs 10.8x4.8+4.8x3.6+ext.4-5 48,000 Farmhouse

Balmacara 148.2sq mtrs X5.1 4 49,700 Cottage

Glenelg 158.0sq mtrs 10.8 x 4.8 + ext. 4-5 52,900 Farmhouse

Duirnish 166.7 sq mtrs 4.8x13.4 +6x4.8 5 55,850 Farmhouse

Ardnagrask 190.1 sq.mtrs 4-5 73,200 Large House. cruciform shape

Inc.timber-clad sun-room.

Carbost 221 sq.m 2 storey 4-6 81,700 Large.2storey(2½ available)

Island Lodge 227.5 sq.m 15 x 7.2 + porch 3-5 84,100 Large House

Reraig 190 sq.mtrs 13.9x 7.2 + 4x4 4/5 73,150 Large house.2 storey inc.

balcony,sun-room,verandah.

Reraig 238.7 sq.mtrs. As above + 2 extra attic bedrooms in 3.6 x 13.3 space. 2 ½

6-7 91,300 storey Large house.

TIMBER_CLAD KIT HOMES

Note:- Price includes timber cladding.

All kits fully comply with current building regs and are eminently suitable for

year-round permanent accommodation. Metal roof cladding optional extra.

KIT NAME /FLOOR AREA /INTERIOR SIZE / BEDROOMS /PRICE FROM £ /STYLE/USE

Garden Lodge 49 sq.m 10.2 x 4.8 1-2 20,600 Garden Room /granny annexe

Craig lodge 57.6sq.m 9.6 x 6m 1-2 23,900 Small Home /Granny Annexe

Dervaig Lodge 69.6 sq.m 11.6 x 6 2 28,700 Small Home /Granny Annexe

Farm Lodge 71.3 sq.m 6.0 x 6.6 2 29,330 Small Home /Granny Annexe

Sunset Lodge 77.8 sq.m 6.0 x 7.2 2-3 32,100 Small home

Salmon Lodge 131.9 sq.m 9.6 x7 .2 3 56,700 Med size home.inc.Juliet balcony

Fortrose Lodge 161 sq.m 12.6x 7.2 3-4 70,900 Med/large size home.inc.porch,deck,

Juliet balcony.

Torrin 189.3 sq.m 4-5 83,300 Large Home.New England Style

inc.porch, Juliet balcony.post/beam

SCANDINAVIAN STYLE KIT HOMES

Details for other House Kits in our range are awaiting revision/re-formatting.

Meanwhile, prices on application when you tell us your requirements. Scandinavian Styles

can be masonry or timber-clad-as indeed can all kit homes depicted on our pages.

Bespoke designs also catered for-just ask!

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LOCHDHU COTTAGES LTD. NOTES TO PRICE LIST/ TERMS AND CONDITIONS. ( 1 APRIL 2017)

Traditional styles and Scandinavian Style / Timber Clad Lodges

1) Kit components and materials are as per specification sheets.

2) All prices are for guidance only, are subject to change without notice, are ex works and do not include VAT.

3) Payment terms are usually 25% with order (usually at least 12 working weeks prior to delivery); approx 70% due at least 6 working weeks prior to dispatch, and the final balance of approximately 5% becoming due 2 working weeks before remaining/ final fix materials are ordered, all subject to legally binding joint formal agreement linked to individual specification, quotation and drawings, signed by both parties.

4) Delivery charges are additional to kit cost and are currently approximately equivalent to £41+ vat per driver hour for all driving, loading, unloading and return-to-depot time plus ferry charges where applicable. This represents a small proportion of the kit cost, however, as driver’s waiting / assistance time for loading and un-loading ( 2-4 hours) has to be paid for in any case..

5) At time of printing, Self-builders can reclaim VAT paid upon completion of the project provided this is done without delay. It is vital that you consult your VAT office for full up-to-date details of ‘DIY Scheme for Self-Builders’ before starting your project..

6) Double-glazing is factory fitted.

7) Front porches (not canopies) are standard on ‘Cluaran’ styles and if shown on the brochure elevation sketch. Front porches are otherwise at extra cost.

8) Additional door and window openings, additional roof lights, additional V-lining and glazed internal doors are at extra cost.

9) Drawings for Local Authority Planning Approval will be prepared and submitted upon payment of a reasonable advance sum (from £850 but typically £1450 plus VAT for Planning Application drawings and dependent upon the amount of work involved). An additional deposit of £500 + vat is added to drawing fees, totally refundable upon kit purchase.

10) Once Planning Permission is obtained, Building Warrant Application drawings will be prepared and submitted, together with Engineer’s Design Certificate and structural calcs for the timber frame, and Energy Rating certificate, upon payment of a further advance sum (from £850 depending on size and complexity of design) plus vat. The Engineer’s estimate for the Design Certificate and Energy Consultant’s estimate for the SAP certificate will be exhibited to you prior to advance payment and you will be charged at cost price for this plus £150 to cover our liaison work. These fees are payable prior to commencement of drawing work and additional technical details required for the Building Warrant Application. Please note that the Council Fees for processing your Application will also be payable by yourself at time of application submission by Lochdhu Cottages Ltd.

11) Please note that site and location plans required for Local Authority applications will only be prepared by Lochdhu Cottages if you can supply decent copies of feu plans to work from, otherwise you will need to employ a local Architect to prepare these for you or we will have to charge for a site visit.. We can advise you on this.

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(12) We can help you to organise percolation tests, site investigation reports and instruct the Engineer to issue an SER certificate ( a design certificate ‘upgrade’ sometimes required by Local Authority) but these are at additional cost. If a soil test is required, involving a site visit by a structural engineer, the cost of this or any other site visit by third parties for purpose of obtaining the necessary certification required by the Local Authority must be be borne by the customer.

(13) In the case of bespoke designs or where the brochure layouts are considerably altered, design charges may be increased accordingly, otherwise minor changes can often be absorbed into the cost. Adding windows or doors will add to the kit cost, however.

14)The following items are not included in the basic or full kit price and have to be provided by the client, unless otherwise stated :-

Foundations, drainage and all services, footings, outer shell of blockwork cladding , precast lintels, cills, steps, taping and decorating materials , chimneys, kitchen appliances and fireplace , roof-claddings .

15) NOTE:-Timber cladding for walls is included in the price for all-timber-clad lodges.

16) Underbuild materials not included. With the exception of ‘Farm Lodge’, the lodges are designed to be fitted to a ventilated blockwork base provided by the client. Small Lodges can be engineered to sit on alternative pillar support systems, if required, at extra cost.

17) As a rule of thumb, full build price (i.e. total project cost, including kit cost, excluding finance charges and cost of site) is approximately 2.7 times the basic kit price(+vat) for timber – clad lodges and approx 3.2 times basic kit price(+vat) for traditional masonry-clad styles. This assumes level site with good ground conditions and services adjacent. Add approximately £1500 plus VAT to full build cost for chimney and fireplace .You will need to obtain estimates from the trades to satisfy yourself as to the actual total estimate, however. Drawing and certification costs are extra.

18) All information in this brochure is for guidance only and does not form part of any contract. Each order is subject to individual quotation, individual specification and two-way agreement signed by both parties.

19) All photographs and designs in this brochure and on our website and other websites and all variations of them supplied to customers are strictly copyright and the property of Lochdhu Cottages Ltd. Our photographs and drawings may not be legally copied, altered or used by the client or a third party to obtain the necessary local authority permissions, manufacture the kit or for any other purpose whatsoever, without prior written permission from Lochdhu Cottages Ltd.

20) If you are wondering if it’s possible to use our design but not purchase a kit from us, In a limited number of cases, we may be able to offer you the chance to purchase a Licence Agreement from us. This legal document would allow a named individual to use our supplied drawings to obtain planning Permission for one specified house only at one specified site. Details and prices available on application to us by e-mail or phone.

21) Kit price does not include fitting of cladding or battens.. This job is best left to a suitably experienced joiner.

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