Construction technology
Building a frame house in Georgia
stroydom.ge does not build timber-frame or modular houses: we build monolithic reinforced concrete houses. Their rates: shell 500–700 GEL/m², ready for finishing 850–1,100 GEL/m², full turnkey cycle 1,250–1,550 GEL/m². The advance is capped at 15%, and the contract warranty runs up to 10 years. Below is what to check in a frame house design if you choose this technology.
Frame technology is the fastest way to get a closed house shell: a light foundation, short timelines, a predictable estimate. At the same time, a frame house's quality is determined almost entirely by what's hidden inside the wall: the vapour barrier, connection points, timber treatment. What to look for in the design is listed below.
What is hidden inside a frame wall?
Wind and vapour barriers
A correct wall build-up means wind protection outside, vapour barrier inside with taped seams. A mixed-up or missing layer leads to condensation inside the wall and rotting insulation within a few seasons.
Seismic bracing
Tbilisi is a seismically active zone. The frame needs diagonal bracing or rigid OSB sheathing calculated for shear loads, not just vertical weight.
Timber treatment
The load-bearing frame is impregnated with antiseptic and fire retardant before assembly as protection against rot and mould for decades ahead, not as a one-off formality.
Foundation connection points
The bottom plate is fixed to the foundation through a waterproofing gasket with calculated anchors, because the point where wood meets concrete is the most vulnerable to moisture.
When is a frame house the right choice?
- You need the house move-in ready fast: timelines are noticeably shorter than monolithic or pumice block
- A plot with difficult soil or access: a light structure lowers the requirements on the foundation
- Modular assembly suits guest houses and extra buildings on the plot
- The budget is constrained on upfront outlay, not on final finish quality
- Energy efficiency matters: a frame is easy to insulate to a high standard without over-thickening the wall
What determines the cost of a frame house?
| Item | What is included and the price |
|---|---|
| Insulation thickness | Determines both final energy efficiency and the wall build-up price; sized for the specific plot's climate, not a minimum default. |
| Sheathing type | OSB, cement particle board or a combination: the choice affects both frame strength and the possible external finishes. |
| Design complexity | A simple rectangular volume costs less than a complex shape with bay windows and level changes, and the shape is priced at the design stage. |
| Engineering systems | Running utilities inside frame walls needs an exact design in advance, because changes after sheathing cost more. |
Insulation thickness
Determines both final energy efficiency and the wall build-up price; sized for the specific plot's climate, not a minimum default.
Sheathing type
OSB, cement particle board or a combination: the choice affects both frame strength and the possible external finishes.
Design complexity
A simple rectangular volume costs less than a complex shape with bay windows and level changes, and the shape is priced at the design stage.
Engineering systems
Running utilities inside frame walls needs an exact design in advance, because changes after sheathing cost more.
Updated:
Considering a frame house?
Send a request and we'll discuss the plot and timeline and cost a monolithic house for comparison.
We will call within an hour, 24/7. You do not need drawings for the first conversation.
By submitting the form you agree to personal data processing. Privacy Policy
Frequently asked questions about frame houses
Does a frame house withstand Tbilisi's seismic activity?
Yes, with correctly calculated bracing. A frame with diagonal bracing or rigid OSB sheathing handles shear loads well. This is standard engineering practice for seismically active zones, not special reinforcement beyond the norm.
Won't the frame rot after a few years?
No, if the technology is followed: antiseptic and fire-retardant treatment before assembly, correct vapour barrier with no gaps or tears, a ventilation gap in the wall build-up. Problems almost always come from a breach of these three points, not the technology itself.
How long does a frame house last?
With correct assembly, decades: frame technology is the main private-housing method in Canada, Scandinavia and Japan, including seismically active regions. Lifespan is determined by vapour barrier quality and timber treatment, not the construction principle itself.
How much faster is a frame than monolithic or pumice block?
A frame house's closed shell is usually noticeably faster than a monolithic shell or pumice-block masonry, because there's no wait for concrete to gain strength, and elements are assembled to the design. The final timeline including finishing still depends on design complexity and engineering.
Can a frame house be insulated to a passive standard?
Yes, frame technology is one of the most flexible on insulation thickness: you can fit substantially more insulation without thickening the load-bearing part, unlike masonry. The final energy class is calculated at the design stage for specific requirements.