Frame houses have become one of the most popular choices among modern builders in Lithuania. They are built faster than brick houses, are lighter, more energy efficient, and often cheaper both during construction and operation. However, although the principle itself seems simple – frame, insulation, finishing – each stage has its own specifics, risks of errors, and technical nuances.
In this article, we will explain in detail how a frame house is built from the foundation to the keys, what the main stages of work are, and what everyone considering such a solution needs to know. From design to documentation – everything step by step.
How does a frame house differ from a brick house?
The main feature of a frame house is that the load-bearing function is performed not by the walls, but by the frame, which is usually made of wood. This means that the walls are essentially “fillers” rather than massive structures as in brick buildings. As a result, frame houses are significantly lighter, which means less load on the foundations, less material, and faster assembly.
Another big advantage is the speed of construction. A frame house, especially if it is manufactured in a factory, can be built in a few months, and with good organization, even in a few weeks. This is especially convenient for those who want to move in quickly or save on rental costs during construction.
In terms of thermal properties, frame houses are distinguished by excellent thermal insulation, as the insulation layer is integrated directly into the wall structure. A properly insulated frame house meets the A++ class without significant additional investment.
However, this also requires greater precision—sealing, vapor and wind insulation, precise geometry—everything must be done with precision, otherwise heat loss, mold, or deformation will occur. Unlike masonry buildings, there is less room for error here.
1. Site preparation and design
The construction of a frame house, like any other building, does not start with boards or a hammer, but with good planning. The success of the entire project depends on how well you prepare before construction. First, it is necessary to properly assess the plot and prepare documentation specific to the frame solution.
Site analysis and location selection
Before any design work, it is necessary to carry out soil tests to determine what type of foundation is suitable for your case. Since a frame house is lighter than a brick house, it is often possible to use more economical foundations, such as bored or slab foundations, but the decision must still be made by specialists.
It is also important to assess the relief of the plot, the direction of the sun, wind zones, and distances to neighbors so that the house not only complies with the regulations but is also comfortable to live in. Frame houses are more sensitive to moisture, so it is necessary to plan good drainage and slopes in the surrounding area.
Project preparation
The design of a frame house must comply with technical building regulations and be adapted to the chosen construction technology. This means that not every catalog design will be suitable for a frame house—the wall structure, joints, insulation layers, joint sealing, and structural fastenings must be clearly designed.
If you are not planning to build yourself, but are using a factory-made solution, it is necessary to coordinate the design with the selected manufacturer, as each company may have its own specifications for the type of frame, wood dimensions, or panel layout.
Once the design is ready, an application for a building permit is submitted through the Infostatyba system. In some cases, if the house is small and not built in a city, a simplified design or even just a notification of the start of construction may be sufficient, but this must be assessed by the designer or consultant.
2. Laying the foundations for a frame house
Although a frame house is lighter than a brick house, it still needs solid foundations – especially in Lithuania’s climate, where protection from cold, moisture, and soil movement is important. To ensure that the foundations are durable and meet structural requirements, they must be selected and installed with care.
The most commonly used types of foundations
Due to their lower weight, frame houses often require more economical solutions than brick buildings. The most common options are:
- Drilled foundations with a grillage – one of the most popular choices. They are suitable for various types of soil, are cheaper, quick to install, and maintain the stability of the structure. A ventilated space is often left under the floor, so sealing is very important.
- Strip foundations – used when the soil is stable and continuous support is required under all walls. They allow for the installation of insulated slabs or airtight floor solutions.
- Slab foundations (monolithic slab) – an excellent solution for A++ class houses. This is a more expensive option, but it ensures not only strength, but also tightness and energy efficiency.
The decision on the foundation should always be made by the designer together with a geologist and a construction engineer – only they can assess the characteristics of the soil and the loads on the building.
Foundation preparation
When laying the foundation, it is extremely important to ensure that the horizontal surface is level, as the frame structure requires precision – every millimeter matters.
Frame houses do not forgive mistakes, and an improper foundation level will later require adjustments to the geometry of the walls or compromise the airtightness.
Waterproofing is equally important and must be installed immediately after the foundation has been poured to protect the wooden structure from moisture rising from the ground. Bituminous coating, EPDM strips, or special membranes are often used.
At this stage, it is also necessary to plan the location of all utility connections, such as electricity, water, and sewage. If you do not install them now, you may have to drill the foundation or dismantle the floor later.
Once the foundations have set and are fully prepared, one of the most exciting stages of construction can begin: the production and assembly of the frame.
3. Frame construction and assembly
This stage marks the beginning of the actual construction of the frame house – the walls are erected, the spaces for windows and doors are formed, and the roof structures are installed. This is the moment when the project gradually turns from paper into a real building, and the shape of the house becomes visible in just a few days.
Wood preparation and impregnation
The main frame material is construction timber, usually with a profile of 45×145 mm or 45×195 mm. It must be certified, dried (to 18–20% moisture content), calibrated, and often additionally impregnated against mold, insects, or fire. If wet, uncertified, or wood of unknown origin is used, deformation of the structure is only a matter of time.
Impregnation is carried out using special agents, often with colored pigment (to make the coating visible). This is not only a mandatory guarantee of durability, but also important for documenting the progress of the work.
Frame walls and roof trusses
Walls are usually manufactured in two ways: on site or in a factory as panels. The latter option is faster and more accurate, but more expensive. When building on site, the boards are assembled according to the design, forming the necessary openings for the insulation layer, windows, doors, and floors.
After the first crown is installed on the foundation, the walls are built: first the corners, then the remaining sections, openings for windows and doors are formed, and the upper crowns are installed. The walls are reinforced with temporary supports until the roof is installed.
Roof trusses are triangular or other shaped wooden structures that support the entire weight of the roof covering and wind loads. They are installed after the walls have been completely assembled and leveled. The most important aspect of this work is geometry: even a small deviation can cause roof deformation or difficulties in covering the roof.
Wall reinforcement and structure stabilization
Once the frame is assembled, reinforcement and stabilization work is carried out – wind load-bearing panels (usually OSB or MFP) are installed, diagonal supports are installed, and additional corner reinforcements are added. All this is necessary to ensure that the structure remains vertical and is not susceptible to lateral forces (especially wind or snow loads).
Finally, the structure is formed and stable – you can move on to “filling” it: insulation, sealing, and protection from external factors.
4. Insulation and sealing
The thermal properties of a frame house directly depend on how well and tightly it is insulated. Unlike brick houses, where the walls themselves have a certain thermal resistance, frame structures require particularly careful insulation and sealing solutions. Mistakes made at this stage can lead not only to heat loss, but also to serious problems such as mold, wind drafts, or even structural decay.
What is used to insulate frame houses?
The following materials are most commonly used:
- Rock wool – the most reliable and widely used option. It is non-flammable, excellent at absorbing sound, and does not compress. It is suitable for walls, roofs, and ceilings.
- Glass wool – lighter and cheaper than rock wool, but less dense, so it is more commonly used for interior partitions or ceilings.
- PUR (polyurethane) foam – sprayed directly into cavities, provides excellent insulation, but requires special equipment and a larger investment.
- Cellulose wool – a natural, environmentally friendly material, ideal for breathable solutions, but requiring a good sealing layer.
The thickness of the insulation depends on the required energy class – A+ or A++ homes are usually insulated with a 25–35 cm layer of wool.
Installation of wind and vapor insulation
Proper installation of vapor and wind insulation layers is one of the most important parts of building a frame house. A vapor barrier is installed on the inside to prevent moisture from the rooms from entering the insulation layer, and a windproof membrane is installed on the outside to protect against drafts and atmospheric moisture.
The films are glued together with special tape. Window, door, and floor joints are particularly important, as this is where leaks most often occur.
The importance of structural airtightness
A frame house is not a “breathing” structure, but a precisely sealed system in which air circulation must take place through the ventilation system and not through gaps in the walls. Therefore, the aim of this stage is to ensure that the entire structure is airtight and that the insulation materials work effectively.
In most cases, it is recommended to perform a blower door test to check for leaks. This is important not only for energy efficiency but also for the longevity of the building, as moisture can enter through leaks and will not be able to evaporate.
Once the insulation and sealing have been done properly, the house is ready for exterior finishing work, and windows and doors can be installed inside, and the development of internal communications can begin.
5. Installation of windows, doors, and roof
Once the frame is built, insulated, and sealed, it is time to take another critical step – protecting the house from the elements. At this stage, windows, doors, and the final roof covering are installed, and the building becomes completely enclosed. From this point on, you can safely continue all interior work, regardless of weather conditions.
Installation of windows and doors
Windows in frame houses must not only be of high quality, but also installed in strict accordance with the rules of airtightness. Installation is carried out in specially formed openings, which must have a level base, a fastening edge, and sealing layers on the inside and outside.
A vapor barrier tape is used on the inside to prevent moisture from entering the insulation layer, and a wind and rain barrier tape is used on the outside to ensure protection from the environment. Special fastening plates, wedges, screws, and sealing foam are used for installation.
Doors, both exterior and interior, are installed only after the windows have been installed and all openings are fully prepared. Entrance doors must be warm, secure, well insulated against sound and resistant to external moisture. It is particularly important to install threshold insulation to prevent cold bridges in the floor area.
Roof covering and rainwater drainage system
The roof structure of a frame house is usually wooden, so it must be very well protected from moisture. It is important to choose and install the right roof covering. The most popular choices are:
- Sheet metal – lightweight, durable, economical, suitable for roofs with various slopes.
- Bitumen shingles – aesthetic, easy to install, sound-absorbing, but require a level base.
- Ceramic tiles – heavier, more expensive, but extremely durable and classic in appearance.
A waterproofing membrane is laid under the roofing to protect the roof structure from condensation or rain penetration. It is also necessary to install a ventilation gap to allow the roof structure to “breathe” and prevent moisture accumulation.
The final step is a system of downspouts and gutters, which must be connected so that they effectively divert water from the roof away from the foundation. This not only protects the yard from puddles, but also prevents moisture from accumulating near the structure.
Once the windows and doors are closed and the roof is covered, the frame house becomes a completely enclosed structure. This allows you to move on to the most important interior work – laying out the communications and installing engineering solutions.
6. Internal communications and engineering
Once the frame house is closed, a very important but often invisible stage begins – the installation of internal engineering systems. This work shapes the entire comfort of living: heat, water, light, and air. The more accurately everything is planned and implemented at this stage, the smoother the operation of the house will be later on.
Electrical installation
Electrical work begins with laying out the wiring according to the design. In frame houses, cables are usually installed in the wall frame cavities before the finish is applied. It is very important to know in advance where the light fixtures, sockets, switches, household appliances, and automation elements will be located.
All cables must be protected from mechanical impact and temperature. For this purpose, cable protection pipes, corrugated hoses, and insulating boxes are used. After installation, it is mandatory to test the installation and submit test reports.
Water supply and sewerage
Water supply and sewerage pipes are also installed in walls or floors, and in some cases in ceilings (e.g., on the second floor). Sewerage mains require a slope, so it is necessary to coordinate all routes before installing the floor. Each bathroom, kitchen, and laundry room must be carefully planned to avoid overlapping pipes.
It is important that hot and cold water pipes are properly insulated – this not only saves heat but also prevents condensation.
Heating
The choice of heating system depends largely on the energy class of the house, the heating source, and the level of comfort. The following are often installed in frame houses:
- Underfloor heating – distributes heat evenly, works efficiently with low-temperature sources (e.g., heat pumps);
- Radiators – quicker to install, but with lower thermal inertia;
- Air heating or air-to-air pumps – an economical solution for smaller buildings.
The heating source can be gas, electric, solid fuel boiler, air-water or geothermal pump – each solution has its own specifics.
Ventilation and recuperation
Since frame houses are built airtight, it is necessary to install a mechanical ventilation system with recuperation. Ducts are installed in the ceilings, walls, or floors, and the recuperator is installed in a technical room. It is important to plan the air supply and exhaust points to avoid drafts or inefficient air movement.
Once the system is installed, it is balanced and tested to ensure optimal performance.
Once all systems are properly installed, you can move on to interior finishing—the final layer that gives the house its cosiness and aesthetic appeal.
7. Interior finishing and flooring
Once all the “invisible” infrastructure is in place – electricity, heating, plumbing, ventilation – one of the most enjoyable but also most meticulous phases begins: interior finishing and flooring. It is this stage that transforms a house into a livable space, where every decision is felt in everyday life.
Wall and ceiling finishing
In frame houses, the interior walls are usually covered with plasterboard panels, which are attached directly to the wall frame. They provide a smooth surface for painting, wallpapering, or other finishes. Before this, vapor insulation layers are installed, and the gaps between the boards are filled and sanded.
Ceilings are also often made of plasterboard, but stretch ceilings or even wooden paneling can be installed, depending on the interior style.
At this stage, it is important to monitor the humidity level so that the plasterboard does not deform and the sanded surfaces are properly dry.
Floor construction and covering
In frame houses, floors are usually installed as a composite structure: a board (OSB, MFP) is installed on the floor slab or thermal insulation layer, and a finishing covering is installed on top of it. If underfloor heating is installed, concrete (levelling layer) is laid before finishing.
The most popular floor coverings are:
- Laminate – economical, easy to install, suitable for heated floors;
- Vinyl flooring – moisture resistant, modern, particularly suitable for kitchens and bathrooms;
- Parquet or wooden flooring – a natural solution with the advantage of durability;
- Tiles – used in wet areas or as an expressive interior design solution.
Interior doors, window sills, skirting boards are installed, as well as light fixtures, sockets, and switches. The final detailed renovation work is completed, which shapes the entire living space.
The quality of this stage depends both on the work of the craftsmen and on the accuracy of the initial decisions – if the installations were planned incorrectly, it may now become apparent that a plug socket is missing or a light fixture is too close to the wall.
When everything is finished, all that remains is to legally formalize the completion of construction.
8. Completion of construction and additional documents
The construction of a house may be physically complete, but if it has not been legally formalized, the building is considered unfinished, and you will not be able to declare your place of residence or obtain a permit to use the house for its intended purpose. Therefore, the final stage – completion of construction and registration – is no less important than the foundations or the roof.
Determining the level of completion
First, the percentage of completion of the building is assessed, which is calculated based on how many of the project solutions have been implemented. If all work has been carried out in accordance with the project and technical requirements, the building is considered 100% complete.
If changes have been made to the project (e.g., window location, interior partitions), a project correction or a certificate of construction without significant deviations may be required, issued by the project designer or another qualified specialist.
Cadastral data file
To complete the construction of a building, it is necessary to have a cadastral data file prepared by a surveyor. It contains the exact location of the building on the plot, its height, area, volume, and other essential parameters. The data is entered into the Register Center system, and only then can the registration procedure be continued.
Declaration of completion of construction
The most important document at this stage is the declaration of completion of construction, which is submitted via the Infostatyba system. It is submitted by the builder or an authorized person. Additional documents often need to be attached to the declaration:
- Energy performance certificate;
- Building maintenance log (if applicable);
- Certificates of testing of heating or electrical systems;
- Environmental reports (if required).
The declaration is checked and, if everything is in order, the building is certified as completed.
Registration in the Real Estate Register
Once the declaration has been approved, you can submit an application to the Registry Center to register the building as a 100% completed house. From this moment on, you can declare your place of residence, obtain permits, enter into contracts with utility companies, and use the house legally and officially.
At this stage, it is important to avoid delays – if registration is done too late, the building permit may expire and, in some cases, you may be required to submit additional reports or even perform repeat measurements.
Are you thinking about building a frame house?
If you want to build your frame house quickly, accurately, and without unnecessary hassle, contact the stav.lt team. We will help you from project evaluation to the submission of documents, ensure the right solutions at every step, and make your construction process smooth and safe. Reliable assistance throughout the entire construction of your house – with us, it’s possible.