One of the most frequently asked questions we get is what is the life expectancy of a timber frame home from prefabricated elements. This type of construction in Bulgaria is developing in recent years, that's why we've researched data for countries famous for building with timber - Germany, Austria, the UK, France, the USA, Canada.
The classic timber frame homes have lived whole centuries. The current quality timber frame houses and the prefab houses as their successors are based on the advantages and durability of a range of materials, so the house as a system can function safely for a long period of time.
A research conducted by the University of Leipzig in 2002 shows that traditional houses are no better regarding durability and life expectancy than timber frame homes. According to the research for the last 40 years the characteristics and elements of timber prefab houses are significantly improved and they are good to inhabit at least 80 years - depending on the maintenance performed by their owners. Their technical life with a normal maintenance can be even 150 - 200 years. In the base of Saw Trade's production is a German technology of manufacturing of sandwich panels, so what we said above is true for our timber prefab houses.
In Austria the execution of timber prefab houses is regulated by ONORM B2310 and their life expectancy is also at least 100 years.
In the UK timber frame houses are built increasingly since XIX century. Samples of such buildings can be seen in the Southern UK and many of them are more than 150 years old. A research conducted by BRE spans 120 timber frame homes built between 1920 and 1975 and it shows that their condition is similar to that of same age traditional homes, and if there is a proper maintenance it's possible to remain stable in near future.
Insurance companies, financial institutions and construction organizations in the UK don't defer timber frame and brick houses. They classify the timber frame houses and the one from concrete and bricks as "permanent construction" and give them the same durability period.
A timber frame house is designed as a combination of walls, floor and roof - they are part of one whole structure. This means a better structural integration and greater stability. With the new finishing methods the structural pieces are protected in a building with a controlled climate. The life of a timber frame house depends on the water access prevention measures, including outside cover, roof and hydro insulating components.
In North America there are many classic timber frame houses of age more than 100 years that are still inhabited. Having additional information how to protect timber from mold and fire, we can expect the timber frame homes to be stable as long as we'd like.
Maybe the most famous European timber building saved today are the Norwegian wood churches. Hundreds of them were built in Õ²² and Õ²²² century and 25-30 of them can still be seen today. The cladding on the outside walls is changed but the main construction is original. (The Urnes stave church)
The oldest timber frame houses in the United States are from the beginning of ÕV²² century. About 80 such buildings are available in New England. (The Fairbanks House)
Many other timber frame houses in North America have survived since ÕV²²² century. Even with the pretentious climate of Louisiana, where the hot and wet conditions are a great challenge for timber stability, there can be seen original French buildings from the first half of ÕV²²² century. And of course thousands of timber frame homes from Õ²Õ and the beginning of ÕÕ century - most of them are still inhabited. (The Parlange Plantation)
Japan has a long history in using timber and is home of the oldest timber construction in the world - a Buddhist temple near the ancient capital Nara. It is believed that the temple Horyu-ji was built in the beginning of V²²² century (year 711) or even earlier. The durability of this temple to a large extent is because of careful maintenance and restoration procedures.
For modern building we usually don't expect such long life durability. Life of a typical single-family North American house is about 100 years. Timber frame construction is a good choice for such period of life.
It's necessary to also make a difference between warranty period, real exploitation period and a maximum exploitation period.
According to Bulgarian legislation the warranty we provide for our timber prefab houses is 10 years for the construction of the building and 5 years for finishing works - including flooring, facade, painting on inside walls and ceilings, plumbing and electrical installations. This doesn't mean that you can live in the house just ten years.
How long a building can live and how long it's actually used are also two different things. Different researches in this area show that the real usage of a building is usually less than its theoretical top durability. Reasons for this can be: change of land's purpose, the building no longer fulfills owner's needs, lack of maintenance of structural elements, etc.
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n the moment when a new house is finished it starts to depreciate. The climate conditions influence the elements even before the building if ready. The ground around the foundations is moving. The water is looking for weak places in tubes to get out. It's normal for repairs to take place from time to time. That's why if the house is maintained it will continue to function for indefinite period of time.
The main question that must be answered is the following: Which house type is cheaper and easier to maintain? Or to put it in another way: what are the total expenses for the whole period of house's live, for example 100 years? Here you should take into account all components of a home - foundation, building's structure, concrete and brick works, roof construction and roof covering, drain system, doors, windows, electrical and plumbing installations, flooring, used timber material and timber elements, porch, garage, HVAC systems, insulation materials, finishing of outside and inside walls and ceilings, electrical appliances, different cabinets and furniture, landscaping elements.
