When planning to build a house, one of the first decisions is to determine the completion stage of the investment. Most commonly, two options are considered: the basic shell state and the developer-ready state. For timber-frame houses, such as those built by Timber Moon, the differences between these finishing levels are precisely defined, which facilitates both financial and executive planning. Below, we present what exactly both stages include, how long their completion takes, and what influences the costs – using Timber Moon’s technology as an example.
How do the basic shell and developer-ready states differ?
The basic shell state is a stage where the building appears complete from the outside, but its interior still requires further work. In practice, this means the house already has a complete timber structure, finished with an elevation – in Timber Moon’s case, natural larch wood or sheet metal – as well as a roof covered with the target material, complete with a gutter system. At this stage, high-quality, triple-glazed windows and exterior doors are also installed. The entire structure is assembled and placed on the investor’s plot according to the design. The interior of the house remains open – elements of the timber frame are visible, walls are not yet filled or enclosed, and no installations or internal insulation have been carried out.
The developer-ready state is an extended scope that includes all elements of the basic shell state, but expanded to include interior finishing to a degree that allows for direct transition to final finishing works. At this stage, electrical and plumbing installations are already completed in the building. Walls and the roof are insulated, ensuring proper thermal insulation and airtightness of the enclosure. The interior is enclosed – walls and ceilings are covered with plasterboard, creating a ready base for further finishing. Additionally, exterior lighting and other elements enhancing user comfort are installed. At this stage, the house no longer requires construction work – one can begin finishing, which includes laying floors, painting walls, and installing kitchens, bathrooms, and furniture.
Costs – what influences the price of individual stages?
The cost of building a house to the basic shell or developer-ready state is primarily influenced by the choice of design, and consequently – the size of the building’s mass, the number of floors, and the complexity of the structure. The more elaborate the architectural layout, the greater the material consumption and labor input, which increases the overall cost of completion. Site conditions also play a significant role, such as soil type, groundwater level, or the need for additional site preparation.
For the developer-ready state, the scope of planned installations is highly significant. The number of electrical and plumbing points also affects the price.
Additionally, any elements extending the basic scope of the investment, such as a terrace, porch, or pergola, should be considered. Such solutions are optional and typically priced individually, depending on their size, construction, and the materials used for their execution.
Completion Time – how long does construction take to a given stage?
Timber-frame houses are characterized by significantly shorter completion times compared to masonry technology. The lightweight timber structure and the absence of so-called ‘wet works’ allow for a significant acceleration of the construction schedule. Provided that ground conditions and weather in the initial phase of the investment do not pose obstacles, erecting the building to the basic shell state can take approximately 4-6 weeks.
Continuing work to the developer-ready state usually requires an additional 2 to 4 weeks. The final time depends on the efficiency of the executive team, material availability, and the technical advancement of the solutions adopted in the design. Proper coordination of activities on the construction site is also important, especially in the context of installation works, which in timber-frame houses must be carried out in a strictly defined order. The total construction time for a timber-frame house to the developer-ready state typically ranges from 6 to 10 weeks. This allows the investor to obtain a property ready for further finishing works in a relatively short period.