The Amos Hodsdon House Needs a New Owner

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We at Green Mountain Timber Frames have a friend and fellow “restorationist” and we are very excited to be collaborating with him on a new project. It’s an incredible opportunity to preserve the “Amos Hodsdon House,” built in 1837.

1904 Hodsdon postcard without text cape house green mountain timber frames

Ben’s story

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Meet Ben Heywood, center

Meet Ben – An Expert in Restoration

Ben Heywood moved into the area a few years ago after a career of preservation and restoration work in the Cape Cod area. Since moving to Vermont, he has become a friend as well as a consultant on some of our projects. He has aided us in assessing the fine details of houses dating from the 1800s. He has a wealth of knowledge regarding trim, window and door styles and the dating of buildings. He has done incredible work restoring original entryways, windows, and cupboards. On a recent weekend visit, I asked Ben how he got interested in restoration.

“I was born in Gardner, Massachusetts, in 1951. There were dozens of abandoned 18th and early 19th century houses in a 40 or 50 mile radius. In the course of many Sunday family rides in the station wagon, my father would drop me at these so I could snoop around. It was arranged that I’d be picked up about a half hour later. All kinds of different architecture… it was great! It took no time at all for me to understand the difference between the handcrafted specimens and the numerous postwar boxes popping up everywhere. I also bought and devoured all the Eric Sloane books by age 16. All this sent me in the preservation direction.”

Ben’s First Home Restoration

Ben moved to Falmouth and purchased his first “vintage” house in 1978 for the price of $1! It was a circa 1815 three quarter cape with a center hall and three fireplaces. It had the original doors, wainscot, finish trim and floors. As Ben told me, “I assembled some buddies and had it down in three weeks. I’ll never forget having to buy a liability policy from Lloyd’s of London as I was young and not yet firmly established. Insurance for four weeks cost me 500 times what I had paid for the house! Most everybody thought I was nuts at the time- until they saw the place restored!”

In the decades that followed, Ben disassembled and restored around 20 period houses. He did restoration in place on another 20!

Bodfish house cape house green mountain timber frames

Ben completed the restoration of the “Bodfish” house in 1982, which overlooks Cape Cod bay.

In 2008, Ben decided to find one last gem of a house that he would restore for himself as he moved to Vermont and into retirement. Enter: the remarkable house built by Amos Hodsdon in 1837.

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The Hodsdon house, built in 1837

Now, due to life changes and a desire to downsize his construction plans, Ben has decided not to use this house as his own. The beautiful historic Hodson House is available for sale!

And we at Green Mountain Timber Frames want to help our friend find a new family to make this house into their home.

About the Vintage House

After looking at many vintage buildings, Ben decided on a house in Carroll County, New Hampshire, named after Charles Carroll who died in 1832 as the last surviving signer of the Declaration of Independence. Carroll County was created in 1840 with Ossipee as its seat. Ben learned this history lesson after his search of Carroll County deeds came up empty. Eventually, he realized that the county lines had changed three years after the deed to the property changed hands from father to son, and so was filed in Strafford County!

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Ben found the gravestone of Captain Amos Hodsdon

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Here is the deed showing the transfer of property from father to son

When Ben discovered the old Hodson place, the house was incredibly unaltered and in good “frame health,” for its age. It had been abandoned for ten years and had been occupied by an elderly couple before that. The kitchen had a typical cast iron sink mounted in what was surely a period dry sink. There was a rusty old spigot and pipe that ran into a tank heated by the wood stove! The last residents of the house had still been carrying water into the house from a six foot diameter dug well with a flat stone cover. Best of all… the house had never had a bathroom!

Ben assembled a crew and began dismantling the frame.

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The roof boards come off

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Here is a 46 foot purlin in the rafter system!

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The exposed frame

The Frame Awaits a New Owner

The frame is down, carefully stored and awaiting a new home. It is available as a complete package, including the beautifully restored trim work, original flooring materials, interior trim and wainscoting panels, the windows, and the entry. Even the staircase is ready to go back in!

Above you can see the tired entryway, and then the doorway after Ben’s incredibly meticulous restoration work.

When the house came into Ben’s caretaking, the decorative fan work over the entrance had been removed and flat boards had been nailed up. Ben studied the “shadow lines,” which are marks and weathering patterns on the wood, in an attempt to figure out through detective work what the original had looked like. Then, in a fortuitous turn of events, a friend discovered this old photograph of the house. It confirmed Ben’s guess at what had graced the entrance originally, and wait till you see what he created!

Cape House Green Mountain Timber Frames

This photo is the best rendition of the entranceway in the background. Oh, and the people in the foreground look fantastic too!!

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Here you can see the incredible recreation of the decorative fan work over the doorway- all based on an early 1900’s photo!

Expertly restored windows Hodsdon cape house green mountain timber frames

Ben has even restored all the original windows!

This house boasts roughly 3,700 square feet of vintage living space. The crew at Green Mountain Timber Frames will do a complete restoration of the timber frame itself, and we are looking for someone who has always wanted to live in a beautiful New England style home!

Interested in this frame?

Know someone who may be able to help us find a home for this historical treasure? Please pass the word around that this wonderful structure is available and help us find a new “forever” location for this gem!

Contact us!

(802) 235-2340 or Luke@GreenMountainTimberFrames.com

Cavendish Barn Restoration Update – The Grand Finale!

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We recently completed the restoration and renovation of an historic timber frame from Cavendish, Vermont.

 

The project kicked off when we first visited the frame back in the winter of 2015. We’ve written about this barn frame before, while in the thick of the restoration process, and wanted to deliver the coda now that the project is complete.

The Background

The owners of the frame wanted to save a barn on their property; it was in bad shape and needed to be taken down before it collapsed. We first visited the barn in the winter, dismantled it in the spring, and spent the summer restoring it at the Green Mountain Timber Frames shop.

In late summer, we erected the restored frame on a new foundation.

The Transformation of a Barn

In the pictures below, you can see the entire process – from start to finish. From a wintery day in February when the sagging frame looked tired and in need of some TLC, to the beautiful great room it has become today.

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Our first look at the Cavendish barn in Feb 2015

Dismantling historic timber frame barn

Spring prevails, and dismantling begins!

green mountain timber frames restoration process in cavendish vermont

A look at the last timbered wall section we took down. Once on sawhorses, we popped out each vintage peg, labeled every joint, and disassembled.

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Restoration begins at the GMTF shop

The image below shows us adjusting the roof rafters to fit the new design of the great room. We pre-assembled the rafters, applied the original roof boards, carefully labeled each rafter and board, and then dismantled the roof before finally shipping the frame back to its home of origin.

restoring post and beam barn from 1850s

Restoration of new england barn from 1850s

Redesigned frame assembled on a new foundation about 100 yards from where it was first crafted nearly 200 years ago!

After the frame was firmly in place, another general contracting company  completed the project – The Severy Brothers  of Ludlow, VT. The next two pictures show how they used “SIPs” (structural insulated panels). The panels are fastened to the outside of the frame, which provides superb insulating value while showcasing all of the wooden elements on the interior. In the second picture, you can see the front entry taking shape.New barn home made from restored wood timber frame

Cavendish VT Barn frame with insulated panels

Exterior view of front entry with SIP panels

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The re-erected frame, pre fireplace. Note the beautiful ridge beam!

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The fireplace was created with stone found on the farm property

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Sliding barn door into main house

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Large sliding doors capture the beautiful Vermont landscape

Exterior of Cavendish Barn Frame with front entry_Green Mountain Timber Frames

Timber porch entry into the great room

It was truly a pleasure to work on this barn frame. We love it when the opportunity arrises to restore a frame while keeping on its original location! Do you have an historic barn on your property that is in need of attention? We would love to see it!

 

Want to see some other projects we’ve done at Green Mountain Timber Frames?
Check out our completed timber frame projects!

The Leaning Flag Pole of Pisa? – No More –

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Here at Green Mountain Timber Frames, we do more than save and renovate antique barn homes.  We like to take on a variety of projects to keep things interesting, to help out a friend or to support our local community.

At times, we’ve built gazebos. And we’ve been known to raise a glass and timber lean-to (a glamper’s delight!)

In a recent project, we were asked to help straighten up a leaning flag pole here in our hometown of Middletown Springs, Vermont. The flag pole was originally carved from spruce wood, harvested locally here in Middletown and erected on the town Green in 1947.

Leaning Flag Pole Construction _Green Mountain Timber Frames_Vermont

The pole has stood tall in the center of town for seven decades; but as the wood fatigued, it was starting to look a bit weary. (Apparently one too many Vermont winter winds had sent the pole leaning a little too far to the north.) In any event, our local Community Church – which owns the Green – made plans to set the pole straight, just in time for the Church’s participation in the 2016 National Day of Prayer, and the town’s annual Memorial Day Parade.

We began by releasing one of the steel pins that secured the flag pole to its concrete support frame. Then, we used a lull to lower the pole.

Lull and Flag Pole_Green Mountain Timber Frames_Vermont

Below, you can see the lowered pole, with the Middletown Springs Community Church in the background – Dan’s family church.

Lowered Flag Pole_Green Mountain Timber Frames_Vermont

This was actually the second time Green Mountain Timber  Frames had lent a hand to straighten this flag pole. About 10 years back, we had lowered the pole and removed four feet of aging wood and put on a new coat of paint. This time around, we cut off another four feet before hoisting the pole up once more – good as a nearly 70 year old wooden spruce pole can be!

Below is a picture of the piece of wood we cut off. You can see the fatigue that caused the pole to tilt four feet out of plumb. Ready for the burn pile.

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In just about an hour’s time – and with the help of  two tractors – the slightly shorter pole,  now 46 feet tall,  was raised again.

That is Green Mountain Timber Frames’ shop in the background. Built in 1806, it was originally a Baptist Church. 

Lifting flag pole with tractors_Green Mountain Timber Frames_Vermont

Members of the Community Church gathered round the newly raised pole for the National Day of Prayer on May 6, 2016.

New Flag Pole for Day of Prayer_Green Mountain Timber Frames_Vermont

And here’s a shot of our very own Dan McKeen and his ‘children’s band’  strumming ukuleles on a float in the Memorial Day parade!

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In this final image, you can see the original strong concrete pillars that secure the pole in place.

Flag Pole with Concrete Pillars_Green Mountain Timber Frames_Vermont

Meanwhile, we’re ready with another 70 year solution to the fatigued pole. We are in the process of cutting down and skinning a brand new pole made of local larch or tamarack wood. Within a year, we plan to dry it out and permanently retire and replace the current old timer.

Have a timber frame project you’re considering? Let us know! We’d love to help!

Daniel McKeen & Luke Larson
Middletown Springs, VT 05757

dan@GreenMountainTimberFrames.com
luke
@GreenMountainTimberFrames.com
Tel: 802.235.2340

Glamping – The Timber Frame Glass House

 

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I’m always looking for a new and exciting timber frames to build, so when the opportunity to create a one-of-a-kind post and beam glass cabin came my way – I jumped!

Glamping a timber frame glass house

Why camp…when you can glamp?

GLAMPING:

noun. 1. a form of camping in which participants enjoy physical comforts associated with more luxurious types of holiday. Word Origin. C21: blend of glamorous + camping.

A client of mine recently asked us to help glamorize the tent platform in her wooded Vermont backyard. Using salvaged timbers that Luke and I had on hand, we turned a simple raised platform into a glamper’s dream. The tiny timber frame glass house we built makes for an unmatched camping experience – and will stand for decades to come.

We started the construction by building a frame using reclaimed white oak timber and some leftover hemlock beams. Below you can see the skeleton of the 12′ x 12′ shed.

 

The client had acquired several glass windows and doors. A real Vermonter, she gathered a group of friends to transport the glass panels all the way through the woods to the site of her new glass house.

hoisting beams for glass house construction

We used the two large panels of glass (measuring an impressive 6′ x 8′ each!)  as the sides of the house.
timber frame vermont glass house

Because the structure is largely glass, it presented a bit of a construction challenge. We needed to include enough “wind braces” to make sure that the structure can withstand the howling winds of a New England winter. You can see the cross beams and braces in the image below.

glass house by green mountain timber framesAs for the walls that are not made of glass, we covered them with traditional siding. The final structure is truly one-of-a-kind – made up of 70% glass – and allowing for a nearly unobstructed view of the surrounding woods.

Glamping in a timber frame glass house

My friend couldn’t wait for the siding to be applied so spent the first night in a tent in the cabin.  The black flies and skeeters are wicked bad just now.

Secretly, we’re hoping our client lets us camp out here as well! The temptation of a night of camping under the stars, without mosquitoes – seems almost too good to be true!

Want to see some other projects we’ve done at Green Mountain Timber Frames?
Check out our completed timber frame projects!

 

Spring Cleaning!

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As one of the fist steps in the timber frame barn home restoration process, we power wash all the individual elements of a frame. This includes all the beams, every brace and each board that we are able to save and re-use.

Since winter in Vermont usually means sub-freezing temperatures, the piles of “dirty laundry” tend to pile up, waiting their turn with the washing team. Well, spring is here, and the washers are running!

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Our newest team member, John, washing a thick vintage siding  board.

Think about cleaning your house and the way grime builds up. Now imagine the dirt that collects in the hidden places of a 200 plus year old house or barn! It can be… pretty amazing!

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This 26 foot long top plate has not seen the light of day, or a cleaning, since it was hoisted into place 210 years ago!

Washing beams and boards can be a tedious, wet, and cold task. Yet we also find it very satisfying and even exciting to watch the real patina and natural beauty come forth from underneath the dirt.

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Look at the difference! This American Chestnut timber has received one pass from the power washer on the lower section.

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What a contrast between the washed surface and the dirty one!

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The final product of the cleansing is an amazing color that can not be replicated in new materials.

We do not use any soap in the washing. The water alone is enough to bring out the color. Wood ages as a result of exposure to air and light. While boards exposed to excessive sunlight turn silver, protected wood surfaces take on a beautiful glow.

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It took more than 200 years for this Beech timber to take on its patina.

The Art of Power Washing Old Timber Frames

Washing barn timbers and boards is not just a matter of pointing and shooting the stream of water at the materials. If we let the powerful water get too close to the wood, or if it strikes the surface at the wrong angle, the result is “raised hair” on the surface. Too much power in the spray slightly shreds the grain of the wood, causing the wood fiber to separate slightly on the surface, which can damage the patina and lead to a rough surface. Power washing takes patience. We can’t do too much, yet we must get the surface clean. The distance and angle from sprayer to old board has to be “just right!”

When the timbers and boards are washed, there are still steps to be accomplished. The boards must be dried before they can be stacked or else they will mold. We have to get creative in spreading the boards out to dry! We flip the boards halfway through the drying process. Eventually, we are ready to collect them carefully into piles for storage under cover.

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Vintage boards drying after washing.

The timbers and boards shown in these photos are from the 24 x 26 cape style house that we disassembled this past winter.

Stay tuned as we move towards a full restoration of this wonderful little timber frame! We better get back to work- the pressure washers are calling!

 

Dutch Cape House from c. 1800

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One early morning, before dawn in November, two brothers were readying for an early morning deer hunt. Hunting culture in rural Vermont dates back to the original residents, and continues still. On this particular morning, breakfast was cooked, weapons readied, and excitement no doubt was rising!

I can imagine that the black of night began dissipating, and the hunters hurriedly finished their planning and headed out into the breaking daylight. A chair had been left too close the roaring wood stove and a couple hours later, a passerby saw smoke billowing from the house. Fortunately for those young men, for Green Mountain Timber Frames, and for the future owner of this beautiful timber frame, the fire was put out and the house survived!

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Since that early morning fire, this little house has served the farming community well. When the local grange had to move out of a nearby building, the family that owned this cape generously offered the space. After many community work days, the grange moved in for weekly meetings and community events. The National Grange of the Order of Patrons and Husbandry is a national organization that began shortly after the Civil War. The group works to promote community bonding and education around agriculture.

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This frame dates from around 1800, when Vermont was still a young state. It was placed in a little hollow between knolls with a stream nearby and land was cleared around it for farming. The house was built using oak, chestnut, and beach trees- no doubt the very trees that were cut down to begin opening up fields for livestock.

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This frame has four bents and stands true even after 200+ years and a close call with fire!

It is fascinating to get to study so many local timber frames and ultimately to get a sense of who built these structures many generations ago! This particular house is a Dutch style of timber framing. The bents are close together and the floor joists are built strong enough to span the whole 24 feet of width.

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A clear span of 24 feet makes this an open canvas for future room design.

This little building measures 24 feet by 26 feet. It is perfect for a small cabin or house, for an addition onto another building, or as a small storage or animal barn.

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The posts and top plate are 10 x 10 inches – a solid little house!

A Spacious Second Floor

One of the reasons we fell in love with this structure, and just had to save it, was the spacious second floor. The posts extend quite far above the second floor, creating a tall “knee wall.” There is plenty of head room upstairs.

The rafter system has a five sided ridge beam with braces to the rafters. Unfortunately, the rafters and ridge beam were damaged by the close call with fire and by subsequent roof leaks over the years. We will be replicating the original roof system however and it will once again be strong and beautiful.

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The posts extend up beyond the 2nd floor, creations a spacious second floor living area.

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Here you can see braces strengthening the structure.

The Ingenious Basement

The ingenuity and creativity of the builders of this home are demonstrated in the basement of the house. Underneath the floor system, we discovered a very rugged food storage room or “root cellar” built with rough hewn logs, stone, and brick.

I have no doubt that it was filled with ice from the nearby river before the spring thaw, and that it was filled with squash, potatoes and other vegetables in the fall! Surely, it also was an excellent place to make and keep that hard cider that Vermonters loved (and still do)! It also doubled as a very strong foundation for a wood stove on the second floor. Imagine the original residents filling this little room with the fruits of their labors, and then relishing the food during the bitter winters.

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Let’s keep those garden vegetables and root crops good all winter!

Once again, we consider it such a privilege to cross paths across the span of generations with the pioneers, carpenters, farmers, and families who have built and dwelt in this structure. We are also grateful to the family that saw the historical value of the house and allowed us to disassemble it once it could not be kept up in its original location. The restoration of this timber frame will take place over the future months and it will once again be ready to house future generations.

Interested in this timber frame or another historic property?

Contact Green Mountain Timber Frames at
dan@GreenMountainTimberFrames.com,
luke@GreenMountainTimberFrames.com, or
802.235.2340

 

A Comparison of Timber Frame v. Stick Built Construction

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This week’s guest blog is from builder and timber framer, Glenn Tarbell. Glenn has collaborated on many projects with Green Mountain Timber Frames over the last two decades.  Recently, he built this beautiful timber frame garage for a client. 

Final Timber Frame Garage.jpg

Why Use Timber Frame Construction?

Recently I had a customer who wanted a new garage. They live in a beautiful wooded area with large oak trees near a wetland. Their house is not large and has a low sloping roofline. The siding is rustic, rough sided pine that is stained. They asked me to build a two bay garage.

Timber Frame v. Stick Built

I inquired if they would be interested in a timber frame garage rather then a traditional stick built garage if the pricing was not considerably higher. They loved the idea of a timber frame and we began the design process. The pricing for a timber frame style building was only slightly higher, so we decided to go with it!

Designing the New Garage 

In the design phase, we talked a lot about the height of the new building. The customer did not want a garage looming over everything. We talked about enclosed and not enclosed bays, power needs, and building materials for the roofing, siding and the timbers. They also needed storage for kayaks and canoes and windows on the south face for garden starts.

We decided that the final building would be a barn-garage. We would create a structure that looked like a barn with an extension for the traditional hay hook or, as we discussed, a canoe hook. The customer had a rope system with a vintage pulley that has already pulled the boats into the upper half story for the winter.

The structure we finally designed has one fully enclosed bay with an overhead door and a shed roof off one side for the second bay. We ultimately choose this look for two reasons: height and looks.

6_plate section for the shed roof

Building the Barn – The Construction Process

When it came time to start building the garage, we chose hemlock wood for the frame. This is a ridged softwood that works well for timber frames. We cut the joinery traditionally using chisel, saw and chain mortiser. Then, we dry fitted all the parts of the frame at my shop. Seeing the mortise and tenons fit together and then seeing the bent sections laid on the sawhorses was wonderful. Dry fitting the frame gives a sense of what the building will become, while also allowing for us to check for accuracy in layout.

2_All the bents are up

Here we are drilling 1-inch holes for the wooden pegs.

The barn posts are six by six, the girts are eight by eight, the rafters are four by four and the braces are three by six. As a big pile of wood it does not look like much, even with the joinery cut. But on raising day, wow, it takes on a look of its own.

4_4x4 rafters in place

Here you can see all the bents assembled and the frame with shed walls erected.

And here’s a look at the new garage once the roof sheathing and trim were on:

7_Roof sheathing and trim

Pricing Timber Frame v. Stick Built Construction

When pricing this kind of project and determining the cost difference between timber frame and stick built construction, I have to look at the two styles of building with the thought, “What steps will be different?” Siding will be applied in the same manner in both building styles, as will trim, roofing and sheathing. The only real difference then, is the framing.

It took nine days to cut out the timber frame and tip it up, including roof sheathing.

3_Drilling holes for pegs

The frame with all the 4×4 rafters in place.

To build a traditional stick built garage with roof sheathing, it may take seven to eight days to get to the same point. Therefore, the difference in this project was two days of labor.

Timber Framing – A Worthwhile Investment

In the end I think timber frame construction makes more sense both financially and aesthetically. Even if it takes a bit longer and requires a slightly larger initial investment, (usually 15-20% more) a new timber frame is strong. Barns built this way have lasted hundreds of years.

Standing in a timber frame feels good. You can see the craftsmanship of the builder and know that the history of barns and houses built this way dates back hundreds of years. So whether you build a new timber garage or use a vintage timber frame barn as the frame for a garage, from my experience timber framing is usually the way to go. It’s cost effective and the building can last for centuries if the roof is maintained.

Interested in your own timber frame barn or home? Let us know!

We’d be glad to hear from you! 

Dan & Luke – Green Mountain Timber Frames
802.235.2340
dan@GreenMountainTimberFrames.com
luke@GreenMountainTimberFrames.com