RESIDENTIAL

CONSTRUCTION GUIDE
What You Need To Know About Building Your Custom Timber Frame Home
 STEPS TO BUILDING YOUR
CUSTOM TIMBER FRAME HOME
WE KNOW THAT PLANNING TO BUILD A CUSTOM HOME CAN SEEM STEP 2: CONSULTATION
DAUNTING, BUT WE’RE HERE TO HELP YOU UNDERSTAND THE PROCESS
FROM START TO FINISH. The consultation step is when your custom home designer/builder works with you to really gain an
understanding of your customization needs when designing and building your timber frame home.
HERE ARE THE EIGHT STEPS INVOLVED IN BUILDING Whether you’re envisioning a lakeside cottage, intimate cabin, or sprawling clubhouse, the layout of
your building is key. Our design team will advise you on how to make the best use of your land’s natural
YOUR DREAM CUSTOM TIMBER HOME OR COTTAGE: features by ensuring that the design creates the perfect view. One of the most stunning aspects of
a custom Normerica timber frame building is how we consider the surrounding environment when
STEP 1: LAND crafting the design and how to build your structure for optimum exposure.

It’s also a good idea to think about and plan other aspects of the property that will be important
to your family at this point in the process. Your designer will be talking to you about many aspects
including:

• Will you want a detached garage?

• Will you want to build a cabin, bunkie or boathouse?
• Do you plan to build other structures on the property in the future?

At Normerica, we feel that the consultation phase is one of the most important and often undervalued
steps in the process. This is where the expertise of your custom home designer/builder comes into
play. Custom home builders with extensive experience will know the questions to ask to delve into the
important areas so they can get a good sense of your needs. We have a consulting process that is ever
evolving with the expertise of our project specialists and designers. We work closely with you in the
consultation phase to ensure your dream is carried through to initial design development.

You’re going to need a place to build your beautiful custom timber frame home or cottage. Contact us today to arrange a design consultation. A member of the Normerica team will meet with
If you need to find land, the team at Normerica can help put you in touch with a realtor in your area of you to learn about your building project, discuss design options, explore building costs and post and
interest. The realtor you’re looking for should specialize in the type of property you’re looking for and beam construction options and review the range of shell package material choices, so that you can
offer you in-depth knowledge of the building lots available in the region where you’re hoping make the best decisions when it comes to your custom timber frame home.
to build.

2 3
 STEPS TO BUILDING YOUR
CUSTOM TIMBER FRAME HOME
STEP 3: DESIGN DEVELOPMENT STEP 4: CHOOSING YOUR TIMBER FRAME SHELL PACKAGE

The design development process starts with the With Normerica, just as you have the ultimate flexibility to custom design your home,
creation of a home design that’s customized to we make it easy to custom design your shell package to suit your needs and budget.
the needs of your family. When you work with
Normerica, you have many ways to proceed: THE NORMERICA INSULATED SHELL PACKAGE
The Normerica Insulated Shell Package represents our typical building bundle. Prepared using the
1. Work with our design team to custom finest materials available, this package includes all the elements that make up the complete shell of
design your timber frame home: your home, from the top of the foundation to the shingle-ready roof. With R40 insulation in the cathedral
Normerica’s professional Architectural Design roof and R30 in the walls, not only is this well above building code specifications in North America, it’s
and Engineering Department will work with also an airtight package that’s Energy Star certified and compatible with a net zero ready home build!
you or your appointed architect to develop the You can find out more about our building system on pages 15-16.
perfect home design for your family’s needs
and budget. MATERIAL SHELL PACKAGE OPTIONS
We understand that every project is different. As such, we offer a variety of material options to
2. Modify an Existing Normerica Timber Frame match the individual style and budget of each of our valued clients. Some of these options include
House Plan, you’ll have the ability to: pre-manufactured wall systems, Zip System sheathing, various siding options and aluminum clad
• Change the dimensions of the building. exterior windows and sliding doors. To learn more about our material shell package options, contact a
Normerica representative.
• Change the style or quantity of windows and
doors, including the addition of a walkout
basement. 3. Select a home as is from our existing
Standard House Plans: Our selection of timber
• Add shed or gable dormers.
frame house plans are comprised of several
• Add entry or screened porches, specially selected home designs offered at
sun rooms, or garages. attractive package prices with fast delivery
• Change the roof overhang, siding style, dates.
or material.
• Add interior or exterior architectural details 4. Work with your Normerica representative to
such as heavy timber gable trusses, search our Custom Home Designs Library:
cupolas, or roof overhang treatments. Consult our database of hundreds of our
best-of-the-best modified models or custom
• Mirror the plan to better suit your lot.
Normerica designs.
• Consider a walkout basement level to
expand your living space.

4 5
 STEPS TO BUILDING YOUR
CUSTOM TIMBER FRAME HOME
STEP 5: QUOTATION FOR YOUR NORMERICA TIMBER FRAME SHELL PACKAGE STEP 8: SELECTING YOUR HOME BUILDER

Once we’ve created a design or modified an existing design for you, we can prepare an accurate When deciding who will construct your timber frame home, the interview and selection of your
quote based on the shell package elements and customizations you’ve chosen. builder is as important as creating the right design and choosing the right materials. When
If you have created your own readable design sketches (dimensioned floor plans and all elevations are working with the Normerica team, your design and construction consultant will help you with this
required) or if you have a plan that you’ve seen elsewhere we can most often provide pricing options important selection process. And as always, Normerica gives you options:
for those designs as well . In either case, we can usually prepare a guaranteed price quotation for a
Normerica Timber Frame Shell Package in five to seven business days. 1. Use Normerica’s in-house Construction Management Services Department. Depending on the
location, timing and size of your project, our highly experienced staff can provide you with a full
range of construction services, from timber frame or package erection to the complete construction
STEP 6: DEVELOP A PRELIMINARY CONSTRUCTION BUDGET of your entire home.
2. Choose a Normerica Authorized Builder. If you are building in an area in which Normerica
In addition to package pricing, Normerica will work with you to develop a practical budget for the Authorized Builders operate, we can introduce you to them. Normerica Authorized Builders are
construction of your entire custom timber frame home. You can find more about construction budget experienced professionals who have successfully built many Normerica timber frame homes. Each
on pages 19 and 20. comes with solid references.
3. Find a builder with our help. If you’re building in an area not serviced by a Normerica Authorized
Builder and you don’t have a preferred contractor, we can help you find and qualify the right one. Any
STEP 7: ORDERING YOUR TIMBER FRAME PACKAGE experienced custom home builder, with our assistance, can build a Normerica Timber Frame Home.
Every home we sell comes with a highly experienced Normerica Technical Representative who will
Once you’ve received and approved your shell package work with your builder during the critical stages of construction.
quotation, you’ll be ready to place your order. You’ll 4. Use your favourite builder. If you already have a favourite builder with whom you have worked in
approve a Material Package Contract, which allows the the past, but who has never built a Normerica Timber Frame Home, that’s okay. Any experienced
Normerica team to finalize your design details, schedule custom home builder, with our assistance, can build a Normerica Timber Frame Home. Just to
production of your timber frame, specify a payment be sure, we’ve developed a detailed construction checklist to which we can refer when discussing
schedule, and confirm a delivery date for your materials. your project with your builder.

Normerica’s timber frame home package includes the preparation of building permit drawings. A typical Soon after you’ve ordered your Normerica Timber Frame Shell Package, your builder will prepare the
permit set of drawings will have floor plans, elevations, foundation plan, numerous section and drawing site and foundation for its arrival. Once your material shell package arrives, the shell will be installed.
details, HVAC design and a structural engineer’s stamp. We will professionally produce the right level of This includes rough framing, timber framing, installation of the exterior wall system, roof system,
plans to meet your permit requirements. windows and doors, mechanical rough-ins and installation of your insulation.

Finally, the finishing touches begin. These include installation of drywall, painting and staining,
installation of flooring and decking, completion of siding and stone work, installation of plumbing and
electrical fixtures and completion of millwork and countertops. Once done, you’re ready to move in!
If you want to find out more detail about how building your own custom timber frame home works,
contact us and we can walk you through it.

6 7
 SHELL OPTIONS SHELL OPTIONS
TIMBER FRAME TIMBER FRAME
TRUSSES
FINIALS CORBELS

A B C

Straight Bottom King Post Truss Scissor Truss

D E F

Spade Traditional

COLLAR TIES DECORATIVE GABLE TRUSS

Curved Bottom King Post Truss Scissor Truss with King Post

Straight Collar Tie

Straight Bottom King Post Truss

Hammer Beam Truss Custom King Post Truss

Curved Collar Tie

Curved Bottom King Post Truss

Custom Long-Span King Post Truss Redstone Truss Curved Collar Tie with Decorative Webs

8 9
 ROOF OVERHANG CHOICES

SHELL OPTIONS SHELL OPTIONS

TIMBER FRAME FEATURES TIMBER
SHELL
SHELL
OPTIONS
FRAME
OPTIONS
- Timber
FEATURES
- Timber
FrameFrame
Features
Features
SHELL
SHELL OPTIONS
OPTIONS - Timber
- Timber FrameFrame Features
Features
KNEE BRACES STRAIGHT & CURVED EXTERIOR BRACKETS
STRAIGHT
STRAIGHT
AND CURVED
AND CURVED
EXTERIOR
EXTERIOR
BRACKETSBRACKETS
STRAIGHT Normerica
STRAIGHT
AND CURVED overhang*
AND CURVED
EXTERIOREXTERIOR Colorado overhang
BRACKETS
BRACKETS
24” Extended
24” Extended 24” Extended 24” Extended
24” Extended24” Extended 12” Overhang
Gable Gable Gable Overhang
Gable
24” Extended Gable Gable
24”
24” Extended
Overhang
Extended Straight Knee
24” Extended
Gable Straight
Overhang Overhang Gable KneeOverhang Overhang
Gable Curved Knee
Gable Brace
Straight Straight
Overhang Overhang Curved Curved
Brace Brace
OverhangOverhang
Knee BraceKneeStraight
Brace Straight Knee BraceKnee Brace
Curved Curved
Knee Brace
Knee Brace 12” Knee
Knee BraceOverhang
12” Overhang
Brace
Straight Knee
Straight
Brace
12” Knee Brace
12” Overhang
Overhang
Straight
Straight Knee Knee Brace
Brace
4 x 6” Straight Knee Brace
ROOF OVERHANGNormerica
ROOF OVERHANG
CHOICESoverhang
CHOICES Colorado overhang
ROOF OVERHANG
with step facia CHOICES with step facia
ROOF OVERHANG
ROOF OVERHANG CHOICES
CHOICES

*The ‘Normerica’ overhang

can be extended up to 24”
- we call this a
‘Prairie’ overhang.

Normerica
Normerica
overhang*overhang* Colorado Colorado
overhangoverhang Cascade
CASCADE overhang
OVERHANG
NORMERICA OVERHANG* COLORADO OVERHANG
Normerica
Normerica overhang*
overhang* ColoradoColorado WITH GABLE
overhangoverhang BRACKET
with gable bracket
4 x 6” Curved Knee Brace

Normerica
Normerica
overhangoverhang Colorado Colorado
overhangoverhang
with stepwith
faciastep
Normericafacia
Normerica
overhangoverhang
NORMERICA OVERHANG with step with
faciastep facia
Colorado Colorado
overhang overhang
COLORADO OVERHANG
WITH
with stepwith STEP FASCIA
faciastep facia WITHstep
with STEP FASCIA
with step facia
facia

*The ‘Normerica’
*The ‘Normerica’
overhang overhang
Champhered edge on selected posts, can be extended
can *The
be extended
up‘Normerica’
to*The
24” up tooverhang
24”
4 x 6” Double Curved Knee Brace ‘Normerica’ overhang
beams, joists and rafters. *The ‘Normerica’ overhang can be extended up to 24” - we call this a ‘Prairie’ overhang.
- we callcan
this
- we a call this a
can be extended
be extended up to 24”up to 24”
‘Prairie’ overhang.
‘Prairie’ overhang.
- we call -this
weacall this a
‘Prairie’ overhang.
‘Prairie’ overhang.
10 11
 NORMERICA TM

BUILDING DESIGN, PACKAGE PRODUCTION, SAMPLE 8 MONTH ON-SITE

SINCE
1979
TIMBER HOMES & COTTAGES

ANDNormerica
CONSTRUCTION TIMELINE
building design, package production CONSTRUCTION TIMELINE
& construction timeline
Total time from creating a design to occupancy - approx. 10 to 20 months

DESIGN TIMELINE • Compile your ideas file and arrange to meet with your Normerica Your to do list...
representative to discuss your building design and budget
0- 3 months  Visit with Planning/
Building Dept. to
• Meet with our architectural design and engineering department review application
to custom design a home for you, or select a Normerica model process, fees and
from our Design Library, or make changes to a model required documents
• Confirm package specifications and any model changes with your Check with local Plan-
Normerica representative ning/Building Dept. for
• Receive and review your package price quotation with detailed design constraints or
additional permission EXCAVATION FOUNDATION FORMING POURING FOUNDATION
list of material specifications
requirements
• Refine your preliminary construction budget and arrange for
necessary financing Submit site plan
approval documents to
municipality if required

SHELL PACKAGE PRODUCTION TIMELINE  Interview & create a

shortlist of eligible
4 - 6 months local builders
4 - 6 weeks • Contract for your Normerica Timber Frame Home Package
• Receive First Review Drawings

2 - 6 weeks • Make changes to First Review Drawings

longer if there are • Some design changes may require contracted price revision  Receive initial
construction bids
frequent changes and your approval before the design process can start again.
and select a builder
FIRST SUB FLOOR 1ST LEVEL TIMBER FRAME 2nd LEVEL TIMBER FRAME
• The frequency of changes to subsequent review drawings will
extend the timeline between first review drawings and final review
drawings significantly
• Receive and approve your Final Review Drawings prior to
starting Permit Drawings
 You or your contractor
will submit your permit
6 - 8 weeks • Prepare your Engineered Permit Drawings for the contracted
drawings to your
material package and foundation, confirm all material, colour building department
and window/door selections
10 - 12 weeks • Manufacture & delivery of your Normerica Timber Frame
from Review drawing Shell Package
approval

TIMBER FRAME ROOF TIMBER FRAME COMPLETE WALL PANELS

CONSTRUCTION TIMELINE (after site plan approval)  Allow 6-12 weeks for
site planning if
6.5 - 11+ months required

1 - 2 weeks • PERMIT APPLICATION

1 - 2 weeks • SITE PREPARATION REMEMBER...
site plan layout, entrance/rough driveway, survey layout Timelines will
3 - 5 weeks • EXCAVATION & FOUNDATION vary greatly
excavation, foundation, waterproof, backfill depending on:
8 - 18 weeks • BUILDING SHELL size of home,
rough framing, timber framing, exterior wall panels, roof system, location,
windows and doors, mechanical rough ins, insulation
time-of-year, and
14 - 20 weeks • FINISHES material selection. PINE CATHEDRAL CEILING ROOF INSULATION ROOF OVERHANGS
drywall, paint/stain, flooring/decking, siding/stone work,
plumbing/electrical fixtures, millwork/countertops

12 13
 SAMPLE 8 MONTH ON-SITE THE COMPLETE
CONSTRUCTION TIMELINE NORMERICA INSULATED SHELL
WE CAN PROVIDE A BASIC TIMBER FRAME OR A COMPLETE INSULATED
SHELL PACKAGE USING THE FINEST MATERIALS AVAILABLE.

These are all of the elements that make up our complete typical shell package
from the top of the foundation to the roof, ready for shingles.

Also included, but not

SHINGLES START WINDOWS INSTALLED READY FOR EXTERIOR SIDING illustrated to the left:
5

4
9. Front Door - Every model
comes with 1 custom pine
wood front door

3 10. Pre-finished wood exterior

1
8 finish fascias, soffits and
6
exterior window/door
2
7
casings
11. Interior site framed partitions
EXTERIOR SIDING STARTS, SIDING COMPLETE, READY TO MOVE-IN 12. Skylights
INTERIOR PLUMBING, INTERIOR FINISHES
HEATING & ELECTRICAL STARTING 13. Attached garages and exterior
timber trusses/brackets and
porches are included where
shown
1. Structural timber frame
14. Second level sleeper sub
2. First level subfloor system - Engineered wood floor joists, floor for timber frame
3/4” T&G premium OSB portions of home
3. R30 Exterior Wall system 15. Second level sub floor
system (for non timber
4. Pine cathedral ceiling finish & porch ceiling finish frame portions of home -
5. R40 cathedral roof insulation system Combination Home)
6. Vinyl windows & sliding doors 16. R60 insulated engineered
truss roof system
7. Side and Rear Doors (for Combination Homes)
- Exterior swing doors are supplied as
17. Building plans and
fibreglass insulated doors
engineered shop drawings
8. Pre-finished wood exterior siding
18. Technical representative
on-site

14 15
 NORMERICA INSULATED NORMERICA INSULATED
WALL AND ROOF SYSTEM SHELL PACKAGE
ROOFING MATERIALS (SUPPLIED BY OTHERS)
Just as you have the ultimate flexibility to custom design your Normerica home, we make it easy to
NORMERICA R40 ENGINEERED ROOF
- FREE OF THERMAL BRIDGING custom design your Normerica Shell Package.
ICE & WATER SHIELD
5/8" OSB ROOF SHEATHING ON
2 LAYERS OF 3 1/2" POLYISOCYANURATE INSULATION
STAGGER JOINTS ON
NORMERICA INSULATED SHELL PACKAGE SHELL PACKAGE OPTIONS
6 MIL CON'T POLY VAPOUR BARRIER ON
1"x6" T&G 'V' JOINT PINE CEILING FINISH
TIMBER RAFTERS
Our Insulated Shell Package is designed to a higher At Normerica we understand that every project is
standard than conventional construction, giving you
5/8" OSB FURRING STRIP
different. As such, we offer a variety of material
ICE & WATER SHIELD EAVE PROTECTION an energy efficient home that is built with the finest options to suit the individual style and budget of
(INSTALL OVER EAVE STARTER)

VARIES
materials available. With Normerica’s insulated wall each of our valued clients. A Normerica representative
2"x4" LADDER FRAME @ 16" o.c.
system, roof and high performance windows; your can walk you through all of the material shell package
2"x10" SUB-FASCIA CUT TO SUIT tightly built home will keep a consistent temperature options available to ensure your building package
1"x3" PREFINISHED SHINGLE MOULD
no matter what Mother Nature has to offer. Our is perfect for your needs. A few examples are
TIMBER POSTS AND BEAMS 1"x10" PREFINISHED EAVE FASCIA
package includes all the elements that make up a featured below:
complete insulated and weather-tight shell for your
1"x6" PREFINISHED 'V' JOINT SHIPLAP SOFFIT
home; from the top of the foundation to the roof,
SLEEPER FLOOR ASSEMBLY
5/4"x5" PREFIN. FRIEZE BOARD
ON TOP OF SIDING BOARD ready for shingles.
3/4" TONGUE & GROOVE PREMIUM OSB
2"x8" FLOOR JOISTS METAL SIDING VENT STRIP INSTALLED
1"x6" TONGUE & GROOVE 'V' JOINT TO TOP OF STRAPPING
PINE CEILING FINISH
POLYETHYLENE TAPED TO SURFACE OF POLYISO.
1. Authentic Timber Frame – Available in White Pine, Douglas fir, Oak and other species as requested.
TIMBER CEILING JOISTS

116.75" 2. First level subfloor system – Engineered wood

EXTERIOR WOOD SIDING: CHOICE (I-Joists), built-up engineered wood (LVL) support beams,
OF PREFINISHED BOARD & BATTEN,
BEVEL, CHANNEL, OR SHINGLE
pressure treated sill plates, sill gasket, and 3/4 T&G
108.00"
premium OSB and subfloor adhesive.
NORMERICA WALL SYSTEM 3. R30 Wall System encloses the exterior of the building Wall System Options
- FREE OF THERMAL BRIDGING
1"x3" HORIZONTAL STRAPPING @ 12" o.c. envelope. Comprised of 2x6 site built wall panels, with If your home is intended for seasonal use, or if you are
FOIL-FACED 1 1/2" POLYISO. INSULATION WITH TAPED
7/16” OSB sheathing and 1½” foil-face Polyiso exterior building in a climate that requires higher insulation values,
JOINTS TO PROVIDE CONTINUOUS AIR BARRIER
7/16" OSB SHEATHING insulation, providing a continuous insulation barrier, free we can work with you to reduce or increase insulation
2"x6" FRAMING @ 16" o.c.
CAVITY OF STUDS SITE INSULATED from thermal bridging. Premium R22 batt insulation values as needed. Other options include using a Pre-
WITH R22 BATT INSULATION
and vapour barrier is provided for onsite installation of manufactured open wall panel or upgrading to Zip
the wall cavity, providing you with an R-Value exceeding System sheathing.
most local building standards. Wall are then ready for
SUBFLOOR ASSEMBLY 6 MIL POLY VAPOUR BARRIER installation of 1x2” Pressure Treated strapping, windows
3/4" TONGUE & GROOVE PREMIUM OSB
ENGINEERED I-JOISTS
and exterior doors.

DRYWALL (SUPPLIED BY OTHERS)

4. 1x6” T&G v-joint pine cathedral ceiling finish and
T/O 1ST SUBFLOOR
0.00" porch ceiling finish.
OSB RIM BOARD
5. R40 Cathedral Roof System with 5/8” OSB sheathing, R33 Cathedral Roof System with Expanded Polystyrene
CONTINUOUS TAPED JOINT AT INSULATION AND
FOUNDATION SURFACES TO COMPLETE THE AIR BARRIER Polyiso insulation, vapour barrier and ice & water shield (EPS) insulation
2"x6" P.T. SILL PLATE WITH
6. Vinyl exterior windows and sliding doors - 272 Low Aluminum clad exterior, pine interior windows and sliding
DRYWALL (SUPPLIED BY OTHERS) COMPRESSIBLE SILL GASKET
METAL SIDING VENT STRIP INSTALLED ’E’ argon filled insulated glass with i89 coating. Windows doors - Low ’E’ argon filled insulated glass. Windows supplied
SOLID BLOCKING
BELOW EACH POST TO BOTTOM OF STRAPPING
supplied based on model. All windows come with screens. based on model. All windows come with screens and pine
BASEMENT/INTERIOR RIMBOARD FOUNDATION (SUPPLIED BY OTHERS)
Available in white, with the option to paint any colour. jamb extensions, multiple colours available. (Multiple window
INSULATION (SUPPLIED BY OTHERS)
DRYWALL (SUPPLIED BY OTHERS)
options available - contact a Normerica Rep for full details)

7. Front Door – Every model comes with one custom Front Door – Fiberglass insulated door with Ferco multipoint
pine front door. lock and handle set.
MORE ENERGY EFFICIENT THAN EVER
More energy efficient than ever Net zero compatible building system
NET ZERO COMPATIBLE BUILDING SYSTEM
Energy Star Ready
continued
ENERGY STAR READY

16 17
 NORMERICA INSULATED PRELIMINARY
SHELL PACKAGE CONSTRUCTION COST BUDGET
Clients Name: Sample with Walkout Basement
Location: Sample
NORMERICA INSULATED SHELL PACKAGE SHELL PACKAGE OPTIONS Date: 2023-10-18
Estimated Construction Cost Budget
Foundation Design: Full basement with walkout
8. Side and Rear Doors – Exterior swing doors are supplied Side and Rear doors – Exterior swing doors can be Finished Area above Foundation including Porches 1856
as fibreglass insulated doors. supplied as steel insulated doors. Foundation Area (Does not include Garage Foundation Area if any) 1757
Gross Floor Area (GFA) = Full Basement + 1st floor + 2nd floor + Porches 3613
Unfinished Garage footprint 0
9. Prefinished exterior wood siding with 8 – 50 year Exterior Cladding Options – We offer many exterior finish Decks not under Porches 472
material and finish warrantees. options. Please contact a Normerica Rep for full details. Total Built Area = GFA + Decks + Garage 4085
Included in Estimated Construction Cost Range
10. Prefinished wood exterior fascia, soffit, and Normerica Shell Package - See Residential Construction Guide for more information $348,170 - $448,367
exterior window/door casing with 8 – 50 year General Conditions
$40,500 - $40,500
material and finish warrantees. - Trash Removal, Equipment Rental, site facilities and protecting installed construction
Earthworks
$63,000 - $92,000
11. Interior site framed partitions - Excavation, Backfill, Rough Grading around Foundation, drainage and under-slab gravel
Foundation & Insulated Concrete slabs (Includes Garage & Deck piers if any)
$71,000 - $93,000
12. Skylights - Poured Foundation VERSUS Insulated Concrete Form (ICF) Foundation
Shell Package Installation Labour $185,000 - $185,000
Interior Doors & Trim
13. Attached garages and exterior timber trusses/ $35,000 - $55,000
- Interior Hollow Core door and MDF trims VERSUS Solid Wood doors and Pine trim
brackets and porches are included where shown. Garage Doors
$0 - $0
14. Second level ‘sleeper’ subfloor for timber frame Second level floor for timber frame portions of home - Garage Door 9' x 8' uninsulated with opener & 2 remotes

portions of home – 1x6” T&G v-joint pine (first floor ceiling) – 6/4” T&G pine supplied for ceiling/floor
Interior Stairs & Railings
$11,000 - $18,000
- 16 Rise Oak Stairs and Handrail complete with Black Aluminum Picket VERSUS Glass Panels
with 2x8” SPF ‘sleeper’ joists (for mechanical/electrical
Decks & Exterior Railings
distribution) and ¾” T&G premium OSB with subfloor PT Undercarriage with PT Decking & Wood railing VERSUS Trex Decking with InvisiRail Glass railings
$12,145 - $29,665
adhesive above. Kitchen
$20,000 - $45,000
- MDF cabinets with caesarstone counters VERSUS Stain grade cabinets with Granite counters.
15. Second level subfloor system (for non-timber Roofing
frame portions of home – “Combination Home” ) - 40yr Architectural Shingle VERSUS 26 Ga. Steel Roof
$15,000 - $50,850

– Engineered wood i-joists, built-up engineered Flashings, Sealants & Caulking

$7,500 - $7,500
wood support beams, ¾” T&G premium OSB and - All required sealants and caulking for siding
subfloor adhesive. Bathrooms
$39,000 - $39,000
Custom vanity, tiled showers with glass door and quality plumbing fixtures
Interior Wall cladding & Insulation
16. R60 insulated engineered truss roof system when a flat - Install insulation, drywall, tape & mud and sanded ready for painted finish VERSUS insulation, shiplap
$75,000 - $85,000
ceiling is designed. Interior Painting
$20,000 - $20,000
- Paint interior walls (1 coat of primer, 2 coats of paint)
17. Building plans and certified engineered shop Site staining of timber frame and wood ceiling boards $0 - $15,000
drawings included Flooring
$28,000 - $35,000
- 7" vinyl flooring VERSUS 7" prefinished hardwood flooring
18. Technical representative on-site 1 Gas Fireplace(s) insert with mantle height cultured stone and timber mantle. 1 Wood
$55,000 - $55,000
Burning Fireplace(s) with full height cultured stone and timber mantle.
Plumbing Distribution
$20,000 - $20,000
- Cost for fixtures included in Kitchen and bathrooms
Heating (Forced Air, HRV, A/C)
$35,000 - $35,000
- Forced Air furnace complete with HRV & A/C
Electrical (Distribution & Fixtures) $45,000 - $45,000
Exterior Stone
$0 - $0
Cultured Stone Versus Granite (includes all prep and mortar).
3 Season room $14,000 - $14,000
Optional materials 2 $0 $0
Optional materials 3 $0 $0
Optional materials 4 $0 $0

Estimated Construction Cost Budget including finished basement. $1,139,315 - $1,427,882

Estimated Cost per Square Foot of GFA $315 - $395
The estimated construction cost budget does not include site supervision or project management.

18 19
 BUILDING WITH
THE ELEMENTS OF PRICING NORMERICA IS BUILDING GREEN
REMEMBER, THERE ARE 3 ELEMENTS AT NORMERICA, WE PROMISE THAT YOUR HOME WILL BE AS ENERGY
TO THE TOTAL PROJECT COST OF BUILDING YOUR HOME! EFFICIENT AND ENVIRONMENTALLY RESPECTFUL AS IT IS BEAUTIFUL.
1. Land, Interest Carry and Legal Costs
2. Site Servicing & Other Soft Costs
Includes but not limited to surveys, permits, insurance, consulting fees, development fees, connection fees, utilities
(i.e. hydro, gas, telecom), sanitary & water systems, site clearing, driveway, landscaping, demolition, blasting, furniture,
appliances & special decorating costs.

3. Estimated Total Construction Cost Budget

Variance on cost will occur due to the following: intended home location, availability & cost of skilled labour, taxes,
design & size of your home & price range of selected features of your Normerica Package & other materials.

These 3 elements = TOTAL PROJECT COST

WHAT CAUSES A RANGE IN CONSTRUCTION COST & COST PER SQUARE FOOT OF THE GFA?
1. The geographic location, site conditions & remoteness of the location will affect taxes, labour rates & cost of shipping.
2. Features of the home such as sacrificing square footage to achieve large soaring cathedral ceilings. Timber frame homes are considered eco-friendly by their
3. The size of the home. Smaller is not always less expensive per square foot than a larger perhaps more efficient building. very nature – Let’s start with our timber: not only is it natural
4. Amenities outside the living area such as decks and a garage will affect the cost per square foot of the GFA. and renewable, but we buy all of it from suppliers who
Gross Floor Area = Full basement, 1st floor, 2nd floor and porches (does not include garage). follow sustainable forestry practices. This, coupled with our
5. Complexity of the design. understanding of building science and our unique building
6. Your choice in the quality & quantity of finishing materials such as windows, mouldings, doors, kitchen cabinets, fireplace, system, has enabled us to create some of the most energy
plumbing & electrical fixtures, floor & wall finishes.
efficient buildings around. Our state of the art wall and roof
systems produce less waste – both during manufacturing and
on the job site.

Once built, your timber frame home will deliver superior energy
efficiency and environmental comfort. For instance, our
insulated wall system exceeds Canadian, American and international building codes. And just as we
can customize your design, we can customize your full-building shell package too – increasing or
decreasing insulation values, should you desire.

Meanwhile, our low-emission building materials and recommended whole-house ventilation system will
provide excellent indoor air quality. Our exacting standards for airtightness and insulation will deliver
lower heating costs. And since our homes are built to the highest efficiency standards, you’ll use less
energy overall, reducing your carbon footprint.

Net zero compatible building system Energy Star Ready

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 ABOUT NORMERICA THE NORMERICA PROMISE
WE WILL PROVIDE YOU WITH A UNIQUE CUSTOM TIMBER FRAME
HOME THAT’S REALIZED WITH A HIGH LEVEL OF PREDICTABILITY.
AT NORMERICA WE KNOW WHAT MATTERS:

A beautiful custom timber frame home:

Our stunning structural timber frame homes and
cottages offer a unique, timeless aesthetic.

• Large open concept spaces without the need for

structural interior walls.
• Offering both hybrid and full timber frame options,
allowing for flexibility in the design and layout of
your home.
• Our expert in-house design and engineering team
are here to bring your ideas to life.

Since 1979, Normerica has created the highest quality timber frame structures across North America Time and money:
and around the world. We began as Upper Canada Post & Beam with a simple philosophy: to marry Don’t let building your dream home become a nightmare!
traditional craftsmanship with the latest engineering and building science, delivering nothing less than
our customers’ ultimate dream home. • We offer a variety of options within our state of
the art building system, and are always sensitive
Our decades of experience and expert in-house design capabilities have given us the ability to offer a to your budget.
high level of customization and design flexibility – a key advantage of timber frame homes and post • We can do as much or as little as you need, from
and beam construction. In fact, most of our customers begin with one of our designs as inspiration, but a full turnkey build, to simply supplying your
truly custom design a home to meet their own unique tastes. You could say that customization is the building package.
standard at Normerica.

Over the years, thousands of discerning customers have trusted us with their vision. And most of those We’re here for you:
customers come from referrals. We think that’s due to our iron-clad commitment to service excellence, We’ve been building beautiful timber frame homes and
and our ability to offer timeless designs that deliver integrity, harmony, and warmth. cottages since 1979.

• Throughout the design/build process, you will have

This guide is a tool to help you make the choices, together with our highly trained staff, to create a dedicated person here at Normerica to help with
a building that surpasses all of your expectations, for today and for years to come. any questions you may have.
• Our warranty and post construction services are
second to none.

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Contact us to discuss your future timber home or cottage.

1-800-361-7449 | [email protected]
www.normerica.com