ICF or Timber Frame Construction?

Timber Frame house kits or oak framed houses have become increasingly popular in the UK. This has happened as a result of its apparent build speed and sustainability compared to traditional construction methods. Timber Frame House Kits now account for approximately 23% of new build homes in the UK.

But, will the growth of the last 20 years continue? And how long do timber frames last?

What is timber frame construction?

Timber Frame House Kits

Timber frame construction is a method that uses a frame of large wooden members to form the structural skeleton of a building. It is built in a factory, rather than on-site and has considerable disadvantages that need to be considered prior to planning.

In the UK, timber frame house kits have become increasingly popular with self builders looking to reduce their overall budget costs. But how long do timber frames last and what are the associated costs to long term property value?

Oak Framed Houses

Many people love the appearance of oak framed houses but are horrified at the price. The high cost is a function of the volume of oak in the kits and you cannot see most of it because it is hidden behind weather boarding or internal plasterboard lining.

With an ICF building you can have the best of both worlds by getting oak trusses made that are all exposed to view and support the roof, with walls of ICF that provide all its many advantages as shown in this pool hall being built

Ready to design your project?

Let’s get your project approved and ICF ready!

Review our different design services in more detail and see how we can help get your project off the ground and built to the highest standard.

Our Design Services

A few important differences between ICF & Timber Frame

Skilled Labour

Timber Frame construction is 100% reliant on very skilled workers. If corners are cut and the craftsmen haven’t been through a UK apprenticeship, (as is common today in the UK) then the quality of the finished product can be severely impacted.

Longevity

Timber frame house kits are put together in a factory but need to be assembled by skilled joiners on site. When site changes are made to suit individual homeowner requirements the timber cuts leave exposed non-treated areas of the frame in a plastic membrane that actually holds water inside it if there is a leak from a gutter.

No one knows how long the estates using timber frame construction will last and whether mortgages will be available on a timber framed house on an estate where there have been recent structural failures.

ICF Compared

In comparison, ICF homes can be built by any workers who go through a short training course. ICF construction is a process where a large box is built with EPS panels held together by steel or plastic webs and then filled with concrete.

All the potential problems must be resolved by the designer and if the box leaks concrete then the builder has to put it right immediately. The only long term problem that has occurred in ICF homes in the UK over the past 30 years has been leaks around windows caused by poorly designed flashings. This is normally an issue that can be resolved by caulking or even new windows but will never require the home to be demolished as any water damage will be limited.

Explore the diverse projects possible with ICF and discover how it can elevate your build’s quality and efficiency.

Problems With Timber Frame Construction

Safety

How long do timber frames last?
Timber is vulnerable to moisture, which leads to rot and decay. The current industry life forecast is 60 years but many experts in timber frame construction consider this to be unrealistic. For instance, in 15-20 years time what will happen on estates where a few timber frame house kits have to be demolished because of failure of the vapour control membranes that literally stop the rot? It is impossible to check every house for damage because the timber is hidden behind the internal and external finishes. Do you really think that you will be able to get a mortgage on any house in the estate?

While timber can be treated to be fire-resistant, it is still more susceptible to fire than steel or concrete. Fire can spread quickly in timber-framed buildings, and often results in a complete rebuild following a small initial fire that spread through the building. Indeed, the cavity between the timber frame and the brick facing provides an easy pathway for fire to spread quickly throughout the building.

Wood is susceptible to pest infestation, including termites and wood-boring insects. Infestations can compromise the structural stability of the timber frame building if not detected and treated promptly. UK timber frame houses are particularly susceptible to the Common Furniture Beetle, the House Longhorn Beetle and the Deathwatch Beetle. While oak frame houses might be more resistant than other types of timber used, they are certainly not immune and ends up being an expensive issue to fix.

Design ISSUES

Many modern architectural designs just cannot be built with timber frame and need a structural steel frame as well. It is extemely difficult for any builder to co-ordinate the design of the two systems so that errors are very frequent and need to be put right on site, resulting in large cost overruns and delay. If you watch Grand Designs you will see that this is a constantly recurring theme.

Discover how incorporating ICF can benefit your project at every stage, from design to delivery.

Timber beams have limitations regarding their span which can impact the design of large spaces. Additional support structures or columns might be necessary for larger buildings which can affect the interior layout and the overall timber frame house plans.

The timber used in timber frame house kits can settle and shrink over time, leading to issues such as uneven floors and wall cracks. Proper construction techniques and allowances for settling must be considered during the building process and are difficult to avoid with a timber frame structure.

Long-Term Value

Timber frames require regular maintenance, including painting or sealing to protect against moisture and pests. Maintenance costs can add up over the life of the building.

How long will the market value of timber frame houses last?
In some regions, there might be a perception that timber-framed homes are of lower quality compared to those made of brick or concrete, potentially affecting the market value of the property. Indeed, some buyers or mortgage lenders view timber frame houses to be less durable and susceptible to damp/mould compared to other systems which significantly impacts their comparative value.

What’s more, the new Home Energy Model (HEM), replacing SAP assessments in 2025, is expected to clearly show just how inadequate timber frame construction is for modern housing.

Are timber frame houses good or bad for the environment?
While wood is a renewable resource, the production of timber for construction can have environmental impacts if not managed sustainably, such as deforestation and habitat destruction. Click here to compare the sustainability of timber frame construction compared to ICF and cavity wall construction.

Time Saving?

There are a limited number of independent timber frame house kit suppliers scattered around the UK and the major house builders have their own factories for their projects. A quote requires specific timber frame house plans and it will often take 6 weeks to get one because the kit suppliers need to complete the concept structural design, feed it into their estimating software and reply to the enquiry and if they are very busy it can take longer still.

In the UK, there are a number of ICF suppliers who are readily available to help support your project, ensuring you have the materials and expertise required.

How long does it usually take to make timber frame house kits? It will normally take three months to get the kit made and delivered to site. The suppliers also have their own installation crews and any weather delays on previous projects will result in your project also being delayed.

COMFORT

The lack of Thermal Mass in Timber Frame housing and particularly blocks of flats can make then spectacularly uncomfortable in any hot summer in the UK.

A timber frame house relies entirely on plastic membranes to stop draughts. If these fragile construction elements are damaged in any way then the dwelling can become very uncomfortable when it is freezing outside.

The sound-proofing in a timber frame building relies entirely on the insulation packed into the walls. If there are any discontinuities in this there is no sound-proofing.

Modern Methods of Construction

MMC’s like ICF Construction embrace advanced technologies that aim to achieve highly efficient and sustainable buildings.
Indeed, ICF forms simultaneously create the indestructible building framework and high insulation.

What is MMC?

What ICF Solutions are there?

ICF Construction