FAQ
What is a house package or house kit?
"House kit" is a term that came from the concept of extremely simple prefabricated cabins that could be put together easily and inexpensively. Tamlin's house packages are much more sophisticated and complete and are designed to meet all local engineering standards and building regulations.
We start with a standard materials specification covering quality framing lumber, structural components for floors and walls, roof system, doors, windows, exterior finish, and casings. We then offer this specification in three different package types: a hybrid timber frame, milled log, or northwest custom house package. Contact Tamlin for a full specification sheet in the style of house that interests you.
What options can Tamlin provide in its house package?
Tamlin offers dozens of options; these are usually considered after preliminary drawings are complete. Options can be added to save on site labour costs or for a higher level of quality in chosen materials. For example, prestaining our custom cedar sidings (board and batten, bevel siding, etc.) increases the quality and durability of the stain finish and saves time and labour on site.
Other options that can deliver cost and time savings include exterior panelized walls, SIPs (structural insulated panels), cedar deck kits, premade open riser stair systems, prefinished flooring, and prestained/prehung doors. For a full options list based on style of house (log, timber frame, custom frame), please contact Tamlin directly.
Does Tamlin have standard plans?
Yes. We can provide you with samples of our houses as standards but we rarely sell standards because every owner always modifies the plans to their liking. These standard plans are good for reference.
Does Tamlin offer custom design services?
Yes. Almost all our plans are custom designed to some degree. Some projects are simple modifications from existing plans, while others start from ideas found in catalogues, floor plans, and site photos. We have worked with sketches on napkins, magazine clippings, and cardboard models, to end up with the most sophisticated custom designed homes. At Tamlin there are no limitations to customizing your house. Whether your idea is a small log summer cottage or expansive timber frame retreat, we can add a custom timber frame porch or a premade open riser stair system, or maybe some hand hewn round posts to enhance your main living area. We encourage uniqueness and welcome your ideas to optimize the functionality and beauty of your home.
What size homes can Tamlin design?
Tamlin can design any size home. Many cottages we design are in the 800 to 2500 square foot range. Our larger custom hybrid log or timber frame houses often grow to over 5,000 square feet.
Do you charge design fees?
Yes. Tamlin charges design fees for preliminary plans at the initial stage of each project. The preliminary design fees are based on the size, type, and complexity of the house or project. After the contract stage, the final construction plans, engineering, and detailed drawings are all included in the house package. Please contact Tamlin for current fees.
Are Tamlin houses precut, premade, or panelized?
Tamlin house packages usually come with lumber in lengths corresponding to the floor joist, roof joist and other plan details. However, we can provide premade exterior walls, easy to assemble gable end walls, or roof panels as options.
Can I use my own timbers, logs, or lumber in my house package?
Occasionally we are able to design houses using a client's own cedar, fir timbers, or logs, but this is limited to exterior decks or other simple porch accents. Due to the complexities of manufacturing and engineering, logistics of transportation, quality concerns, design considerations and other factors we find it is in the best interest of our clients that Tamlin provide our own materials in each house package.
What construction plans and details do I get with my house package?
A detailed set of blueprints (construction plans) is provided with each Tamlin house package. We also provide a comprehensive Bill of Materials that lists every component in the house package with corresponding links to detailed drawings, window and door schedules, truss drawings, timber or log assembly drawings and/or installation details for roofing or other products. This saves time and speeds up the construction process.
How can Tamlin help me build my house?
Through our own builders and network of contacts we can help source appropriate subtrades for your project, depending on your building location. Tamlin can work with you to find a suitable builder or get competitive quotes. In most cases the homeowner will enter into a separate construction contract with the builder. Our goal is to help you get the building to lock up stage as fast and efficiently as possible. Lock up or weather-tight allows you to progress at your own pace until final completion of electrical, plumbing, and interior finishing.
Can Tamlin help me if I want to be the general contractor?
Yes. In these days of high labour cost, longer building time frames, and more regulation-related paperwork, Tamlin helps you through every stage of building your home. Our project management advice is specific to each plan and may entail site visits and various levels of consultation, including permits, site preparation, foundation work, construction scheduling, framing, log and timber work to lock up — Tamlin is there to support you through it all.
Does Tamlin ship to my site?
Yes, Tamlin ships all over the world. We have helicoptered and barged shipments to remote island sites, loaded our packages in steel containers for shipment overseas, and handled long distance domestic deliveries by fully tarped flat deck trucks, trailers, and vans.
How long shall I plan ahead? How long does it take to order a Tamlin house package? How long does it take to build a house?
These days with the ever increasing complexity of paperwork, regulations, permit red tape and subtrades scheduling, we recommend an 8- to 12-month lead time to start the process of preliminary plans, budgeting and scheduling, and site preparation. While your first shipment of our materials can be prepared in as little as 6 to 8 weeks from final plans, we find that permits, site work, and scheduling for subtrades usually determines the earliest time that our house package can be brought to your site once the foundation is poured and backfilled.
After a package arrives on site, a typical cottage may take 4 to 6 weeks to build to lock up stage. Larger more complex buildings will take longer. Many factors, such as site conditions, weather, crew size, and construction scheduling, will determine how fast construction progresses.
How much does it cost to build a house? What is the cost of a house package?
The cost to build a house depends on many factors and we can help you determine a reasonable range for your project. These factors depend on where you are building, how you will be involved in the project (none, some, or a lot), site conditions, size and type of house, and your expectations of having the home turnkey ready or completed to lock up in order to finish the inside yourself.
Each Tamlin house package is custom tailored to meet your plan design requirements. Once again, package costs depend on many factors such as the size and style of home (log, timber frame, custom frame, etc.). To help you understand these costs, we have developed sample plans with specifications and pricing.
(Contact Tamlin for more information on package costs and specifications)
How does Tamlin warranty its house packages?
Tamlin's general warranty provides that all house package materials be delivered to your site free of defects in materials and workmanship, and that details of this be written on every house package contract. Our reputation over 30 years has been built on preventing warranty claims by providing quality products and undertaking clear communication with the builder to ensure materials are properly installed.
When each building is designed, a local professional engineer stamps the plans to certify that your house will meet structural building codes. We always recommend that construction inspections are carried out in accordance with your local building regulations.
Are Tamlin house packages energy efficient?
Tamlin can provide the highest possible level of insulation in wall and roof systems, along with energy efficient windows which have "Low E", "Argon Gas" and are approved with an Energy Star rating. One of our recommendations for constructing warm basements is the use of energy efficient insulated concrete forms (ICFs) or insulated floors.