LOCHDHU COTTAGES LTD. MARCH 2012
SPECIFICATION FOR TRADITIONAL STYLE TIMBER FRAME KIT HOMES AND FOR TIMBER-FRAME
TIMBER-CLAD LODGES IN KIT FORM
FLOOR
 V313 22mm moisture resistant T&G chipboard flooring (Whitewood T/G optional extra)
 150mm PVC damp-proof course
 ground floor joists and edge binders, regularised and x-cut to length where practicable. joists and
binders 1st floor (in some cases joists may be supplied uncut, for over-lapping joins)
 perimeter floor dwang material
 wallplate, treated
 150mm glasswool insulation on ‘Frameshield’ support or insulation material to meet current u-value
requirements of Build Regs ..
 45x145 perimeter plate treated C16 dressed and regularised.
WALLS
Internal Partitions:
 ground floor:
45x95 framing at 600mm centres, prefabricated with 1 row of dwangs.
 first floor: as ground floor, prefab where practicable , otherwise loose material..
 Min 95mm insulation to bathroom walls
Load-bearing partitions:
 45x95 framing at 600mm centres, prefabricated with 2 rows of dwangs or ply-clad where required by
engineer.
 treated lintels
 dwang material for ceiling and floor joists.
External Wall Panels:
 Frameshield breather felt
 framing at 600mm centres 45 x 145mm C16 drsd + reg, prefabricated, clad with ply and lintels fitted.
 treated lintels to openings, flitch plates supplied where indicated by engineer
 9.5mm exterior grade sheathing plywood, WBP
 loose 150mml insulation for between studs –material to meet u-value requirements of Building Regs
for site-fit by others.
 cill plates , treated 45 x 145mm C16 drsd + reg.
 loose head binders 45x145 , treated C16 drsd + reg.
 plumbing / electrical dwang material 38 x47
 loose firestops 38 x47 whitewood, treated
 ROOF
Roof trusses at 600 centres pre-fabricated Attic or Fink type. Generally 45degree pitch or 53 degree attic
trusses for 1½ storey types and 35 or 40 degree standard fink trusses for single storey types. Valley
boards, prefabricated valley/jack trusses and loose timbers supplied.. ‘Glulam’ beams and traditionally –
assembled pre-cut/ pre-shaped roof structure where appropriate.
Cathedral Ceiling
(optional extra ) Purlin roof / cathedral ceiling to alternative spec with pre-cut, shaped and sanded heavy
exposed timber 145x 70 kingposts , purlins, rafters and braces all pre-cut and designed to be site-bolted
together, utilising special heavy black steel tee-plates and shoes, Traditional roof construction is standard
on some kits, especially those with exposed rafter ends-all precut, pre-shaped for fast site erection
Partial post-and-beam construction features (optional extra ) using 250x200/250 finesawn Douglas
Fir beams and posts with heavy black site-bolted tee-plates.
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 Gable panels

 Gable ladders
Bargeboards 2 no. 22 x 150 fine-sawn and overlapping treated larch or Douglas fir , (Lodge kits) ;
21x195 redwood barge-boards for Traditional Style Kits.
Soffits 15x 75 T/G redwood or 12mm marine ply or 16x150 finesawn with cover strips..
Framing 38 x140 or 38x90 cls, prefabricated.
 Insulation
145mm /200mm glasswool between trusses or alternative material to achieve Uvalue required by Building Reg eg:-.150mm Kingspan in coomb
 Sarking
22 x 150 offsaw whitewood for slates (or 9.5mm wbp ply for imitation slates or
tiles, with battens treated 25x50 and 12x50 counter-battens.)
 Roofing Felt
Roofshield Breathable membrane
 Fascias
2 no. 22 x 150 fine-sawn and overlapping, Douglas fir or European larch. (Lodge
Kits); Dressed redwood 21x220 / 21x120 as appropriate - Traditional Styles. 21x145 if exposed rafter
ends
 Eaves Soffits
15x90 T/G or 16x150 fine-sawn or 12mm marine ply.
 Dormers (where appropriate) 2 supplied as standard for Lochdhu styles, otherwise optional extra.
Prefabricated front and side panels consisting of 45 x 95 framework clad with 9.5mm exterior grade
sheathing ply .Breather felt. Gable ladders with Barge and soffit boarding pre-cut where possible. Loose
sarking and precut rafters and ties .
Materials for on-site cladding by others .(vertical fine-sawn cladding, Douglas fir or European larch, 22 x
150 treated, 38 x 50 treated battens, 13 x 38 treated counter battens).
(note: all lead flashing to be supplied and fitted by others )..
 Metal Roof (optional extra)
Polyester-coated coloured galvanised sheet metal roof, sheets pre-cut to exact length. All fixings and
flashings supplied.
EXTERNAL JOINERY
 Windows and External doorsets:Nordan, , Jeld-Wen , Traryd Fonster or similar good quality Redwood, high performance rated , treated
with ironmongery fitted and factory fitted 24mm Low E double-glazing argon filled units. Light basecoat
stain is standard. Factory stain/ paint finish optional extra. Norscot upvc optional at reduced cost.
Traditional Styles or Scandinavian styles. Alternative window styles or Manufacturer available. Choice of
ironmongery styles.
High performance doorsets ,treated, pre-hung in fully machined frame, with weather-strip and
ironmongery, glazing factory fitted. Espag. bolts, 3-point locking.
Roof windows
Velux factory double glazed plus flashings.24mm Low E.
INTERNAL JOINERY
 Internal doors
Good quality moulded, 6 or 4-panel doors, ( or good quality boarded doors, or other doors of your
choice, Optional Extra ; or discount if you prefer to obtain your own choice of new/ reclaimed door ) with
lining materials for making up frames on site
Skirtings
Deep redwood, ogee pattern moulding, 145 x 16
Facings
Redwood, ogee and bead pattern moulding, 95 x 16. For doorways .( And around window
openings at extra cost)

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 Linings
Redwood ex 21 x 120. Site-cut by others. For doorways .( And around window openings
at extra cost)
 Cills
Redwood, loose 195x45.
 Apron pieces redwood, ex 12x70
 Staircase
Redwood stringers, whitewood treads and plywood / mdf risers. (All-whitewood or
hardwood optional extra) Handrail and balustrade supplied , to be site fitted by others.
 Panelling
Redwood 12 x 95 V-lining for cupboard exteriors (with framing), and for bath panel , to
be site-fitted by others
SUNDRIES
 attic hatch
19 x 113 T&G loose with frame material loose.
 plasterboard 12.5mm TE Duplex to external walls, 12.5mm TE moisture resistant
plasterboard around bath and shower, 12.5mm TE plain to all other walls and ceilings
 plasterboard dwangs
38 x 47 loose, pre-cut where possible.
 fixings: Starter boxes only ;- 1 box only of 100mm and 1 box only of 75mm galvanised nails for
hammer-nailing kit at Wind and Watertight stage .Part-box 50mm galv nails +35mm square-grip
nails.(nailgun nails not supplied). (Wind and watertight crew to supply remainder of nails at their cost).
Galvanised truss clips
Galvanised joist hangers where required
galvanised truss shoes where required
Stainless steel vermin mesh (lodge kits only) (note;-galv staples not supplied)
door furniture:
external
- brass or silver knobs or levers. Optional alternatives at extra cost.
internal - brass or silver knobs or levers or basic Suffolk latches supplied loose for site fixing.(antique
style black ironmongery optional extra)
Balcony (where appropriate) (OPTIONAL EXTRA)
Support posts each consisting of douglasfir/larch or treated softwood precut (for site-bolting by others)
with support beam , cross-joists , handrail 140x38 cls with 90x38 cls intermediate rail. Balustrade posts
Douglas fir/ larch/ pressure treated softwood . 50x50 finesawn square balustrade material . (
alternative balustrading available) All bolts and fixings supplied. DPC / steel.plates. (Blockweork Pillars
supplied by others)
Verandah (where appropriate) :(OPTIONAL EXTRA) also optional side-deck
Support beam,joists, handrail, intermediate rail, posts balustrade material, Decking and fixings
etc, all as per balcony spec. (Blockweork Pillars supplied by others)
Canopy optional extra . Doulas Fir / fine-sawn larch posts and braces and polyester-coated coloured
galvanised sheet metal roof, sheets pre-cut to exact length. All fixings and flashings supplied.
 Exterior wall cladding (timber) STANDARD WITH LODGE KITS AND INCLUDED IN LODGE KIT
PRICE
 (OPTIONAL EXTRA FOR TRADITIONAL STYLES unless depicted in brochure )
150 x 19 home grown fine-sawn European larch, Douglas Fir or pressure-treated red pine boards (usually
laid vertical, site fitted by others) to traditional Scottish pattern , 65 x 19 fine-sawn cover strips (site fitted
by others with through ventilation behind), treated battens and counter battens , Tyvek or Frameshield
breather felt on ply on wall studs. (Alternative cladding materials and patterns available )
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TRADITIONAL STYLES AND SCANDINAVIAN STYLES / TIMBER-CLAD LODGES FURTHER OPTIONS
1. Alternative claddings to exterior and/or main Block
2. YOUR DESIGN OR OURS. Kits can be manufactured from your own Architect drawings if
required.
3. e.g. Walls - horizontal shiplap weatherboard …or horizontal or vertical fine sawn to traditional
Scottish pattern. partly or fully timber-clad.
4. Roof –polyester-coated sheet metal . All roofs engineered as standard, to support light-weight
or heavier claddings supplied by others .
5. Alternative window and door styles and layouts / Kit to your own design.
6. Porches (except Cluaran style)
7. Healthy ‘Breathing-Wall’ Eco-System. (See introductory letter)
8. Open fireplace / inglenook.
9. Cathedral ceiling
10. Exposed rafters and / or beams.
11. Heavy Post and Beam / partial post and beam construction using black iron plates and bolts.
12. .Gallery with balustrade of your choice,.
13. Combination of traditional harled claddings and traditional vertical timber claddings to
extensions or garages, or to any other part of the house.
14. Kit designed to incorporate underfloor heating if required.
15. Splayed window reveals.
16. Other options considered to make your home truly unique.
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PRICE LIST .JANUARY 2013 . LOCHDHU COTTAGES LTD. GUIDE PRICES FOR TRADITIONAL STYLE
TIMBER-FRAME KIT HOMES. 145x45 c16 framing
TRADITIONAL STYLE KIT HOMES
KIT NAME /FLOOR AREA /INTERIOR SIZE /NO.OF BEDROOMS /PRICE FROM £ /STYLE
Lochdubh
95.1 sq mtrs
9.6x4.8 +porch
2-3
27,550
Cottage
10.8 x 5.1 +porch 2-3
26,890
Croft
3-4
30,920
Croft
3-4
33,090
Cottage
Cluaran
97.6 sq mtrs
Glaick
111.5 sq mtrs
Achmore
113.5 sq mtrs
14x4.8 + porch
Duncraig
143.4 sq mtrs
10.8x4.8+4.8x3.6+ext.4-5 40,590
Balmacara 148.2sq mtrs
X5.1
4
41,890
Cottage
4-5
44,800
Farmhouse
5
46,890
Farmhouse
Ardnagrask 190.1 sq.mtrs
4-5
Carbost (details available soon)2 ½ storey
Island Lodge 227.5 sq.m
15x7.2 + porch
Reraig
238.7 sq.mtrs +
2 ½ storey
4-6
3-5
4-6
62,790 Large House. cruciform shape
Inc.timber-clad sun-room.
p.o.a Large House.2 ½ storey
65,350 Large House
74,450 Large house.2 ½ storey inc.
balcony,sun-room,verandah.
Glenelg
158.0sq mtrs
Duirnish
166.7 sq mtrs
X5.1
Farmhouse
10.8 x 4.8 + ext.
4.8x13.4 +6x4.8
TIMBER_CLAD KIT HOMES
Note:- Price includes timber cladding.
All kits fully comply with current building regs and are eminently suitable for
year-round permanent accommodation. Metal roof cladding optional extra.
KIT NAME /FLOOR AREA /INTERIOR SIZE / BEDROOMS /PRICE FROM £ /STYLE/USE
Garden Lodge
Dervaig Lodge
Farm Lodge
Sunset Lodge
Salmon Lodge
Fortrose Lodge
49 sq.m
69.6 sq.m
71.3 sq.m
77.8 sq.m
131.9 sq.m
161 sq.m
Torrin
189.3 sq.m
10.2 x 4.8
11.6 x 6
6.0 x 6.6
6.0 x 7.2
9.6 x7 .2
12.6x 7.2
1-2
2
2
2-3
3
3-4
16,700
21,600
22,220
24,340
42,900
51,980
4-5
64,520.
Garden Room
Small Home /Granny Annexe
Small Home /Granny Annexe
Small home
Med size home.inc.Juliet balcony
Med/large size home.inc.porch,deck,
Juliet balcony.
Large Home.New England Style
inc.porch, Juliet balcony.
SCANDINAVIAN STYLE KIT HOMES
Details for other House Kits in our range are awaiting revision/re-formatting.
Meanwhile, prices on application when you tell us your requirements. Scandinavian Styles
can be masonry or timber-clad-as indeed can all kit homes depicted on our pages.
Bespoke designs also catered for-just ask!
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LOCHDHU COTTAGES LTD. NOTES TO PRICE LIST (March 2012)
Traditional styles and Scandinavian Style / Timber Clad Lodges
1) Kit components and materials are as per specification sheets.
2) All prices are for guidance only, are subject to change without notice, are ex works and
do not include VAT.
3) Payment terms are usually 25% with order (usually at least 12 working weeks prior to
delivery); approx 70% due at least 6 working weeks prior to dispatch, and the final
balance of approximately 5% becoming due 2 working weeks before remaining /final fix
materials are ordered, all subject to legally binding joint formal agreement linked to
individual specification, quotation and drawings, signed by both parties.
4) Delivery charges are additional to kit cost and are currently approximately equivalent to
£40+ vat per driver hour for all driving, loading, unloading and return-to-depot time plus
ferry charges where applicable. This represents a small proportion of the kit cost,
however, as driver’s waiting / assistance time for loading and un-loading ( 2-4 hours) has
to be paid for in any case..
5) Self-builders can reclaim VAT paid upon completion of the project provided this is done
without delay. It is vital that you consult your VAT office for full up-to-date details of ‘DIY
Scheme for Self-Builders’ before starting your project..
6) Double-glazing is factory fitted.
7) Front porches (not canopies) are standard on ‘Cluaran’ styles and if shown on the
brochure elevation sketch. Front porches are otherwise at extra cost.
8) Additional door and window openings, additional roof lights, additional V-lining and
glazed internal doors are at extra cost.
9) Drawings for Local Authority Planning Approval will be prepared and submitted upon
payment of a reasonable advance sum (from £750 but typically £1150 plus VAT for
Planning Application drawings and dependent upon the amount of work involved).
10)
Once Planning Permission is obtained, Building Warrant Application drawings will be
prepared and submitted, together with Engineer’s Design Certificate and structural calcs for
the timber frame, and Energy Rating certificate, upon payment of a further advance sum
(from £750 depending on size and complexity of design) plus vat. The Engineer’s estimate
for the Design Certificate and Energy Consultant’s estimate for the SAP certificate will be
exhibited to you prior to advance payment and you will be charged at cost price for this.
These fees are payable prior to commencement of drawing work and additional technical
details required for the. Building Warrant Application. Please note that the Council Fees for
processing your Application will also be payable by yourself at time of application
submission by Lochdhu Cottages Ltd.
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11) Please note that site and location plans required for Local Authority applications will
only be prepared by Lochdhu Cottages if you can supply decent copies of feu plans to
work from, otherwise you will need to employ a local Architect to prepare these for you
or we will have to charge for a site visit.. We can advise you on this.
12) We can organise percolation tests, site investigation reports and instruct the Engineer to
issue an SER certificate ( a design certificate ‘upgrade’ sometimes required by Local
Authority) but these are at additional cost. If a soil test is required, involving a site visit by
a structural engineer, the cost of this or any other site visit by third parties for purpose of
obtaining the necessary certification required by the Local Authority must be be borne by
the customer.
13) In the case of bespoke designs or where the brochure layouts are considerably altered,
design charges may be increased accordingly, otherwise minor changes can often be
absorbed into the cost. Adding windows or doors will add to the kit cost, however.
14) The following items are not included in the basic or full kit price and have to be provided
by the client, unless otherwise stated :Foundations, drainage and all services, footings, outer shell of blockwork cladding ,
precast lintels, cills, steps, taping and decorating materials , chimneys, kitchen appliances
and fireplace , roof-claddings .
15) NOTE:-Timber cladding for walls is included in the price for all-timber-clad lodges .
.16) Underbuild materials not included. With the exception of ‘Farm Lodge’, the lodges are
designed to be fitted to a ventilated blockwork base provided by the client. Small Lodges
can be engineered to sit on alternative pillar support systems, if required, at extra cost.
17) As a rule of thumb, full build price (i.e. total project cost, including kit cost, excluding
finance charges and cost of site) is approximately 2.7 times the basic kit price(+vat) for
timber – clad lodges and approx 3.2 times basic kit price(+vat) for traditional masonry-clad
styles. This assumes level site with good ground conditions and services adjacent. Add
approximately £1500 plus VAT to full build cost for chimney and fireplace .You will need to
obtain estimates from the trades to satisfy yourself as to the actual total estimate,
however.
18) All information in this brochure is for guidance only and does not form part of any
contract. Each order is subject to individual quotation, individual specification and two-way
agreement signed by both parties.
19) All designs in this brochure and all variations of them supplied to customers are strictly
copyright and the property of Lochdhu Cottages Ltd .By paying drawing fee to Lochdhu
Cottages Ltd , the client accepts that drawings may not be legally used by the client or a
third party to manufacture the kit without prior written permission from Lochdhu Cottages
Ltd.
20 ) Kit price does not include fitting of cladding or battens.. This job is best left to a suitably
experienced joiner.
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