Special features
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BALI TIMBER HOUSES SPECIAL FEATURES

Below you will find a description of a number of special Bali Timber Houses features, most of them with a link to a explanatory page with more information and details. It may answer already most of your questions.   

 

NOTE: At the end of this page you will find a link to the model pages, starting with the 1-beproom pages: 


1. HURRICANE RESISTANCE



Our Bali Style Wooden Prefab Houses are designed and will be fabricated in compliance with the IBC 2009 (the latest USA codes) when built in a hurricane or typhoon zone. For the USA the proper amendments as defined per County will be applied.  <read more>   The IBC will be acknowledged and adapted in most countries, however we would advise a check with your local building authorities whether the IBC may be applied. In some cases you need to engage a local engineer to work together with our engineers on the design.      


2. EARTHQUAKE RESISTANCE



Wooden houses are not very sensitive to damages caused by earthquakes. Yet we will execute a structural analysis to the seismic response for earthquake affected areas, if the size of the house calls for such analyses, based on the spectral accelerations of the model. <read more>


3. STRUCTURAL CALCULATIONS / TECHNICAL INFORMATION / CODES & PROVISIONS / DESIGN FEES

Since recently, dwellings to be built in the USA which are prefabricated outside the USA shall be accompanied by detailed drawings and a structural calculation regardless the size of the house. While some Counties in the USA are lenient whether or not a structural calculation needs to be submitted, any Hawaiian County requires such engineering document. Without such structural calculation the County will NOT issue a building license. On request of the client we can execute the structural analysis. <read more>  about the procedure. Our structural calculations are prepared by STAAD PRO V8i, a sophisticated finite element computer program. Our drawings are prepared in AutoCAD and Sketch-up.  STAAD PRO V8i is accepted by any county, council or building authority worldwide.


4. ARCHITECTURAL PLANS / CUSTOM DESIGN

We offer a number of our standard architectural plans for sale, comprising floor plan and elevations with its full dimensions both in the metric and imperial system. So you wish we can include the electrical and plumbing drawings. For more information about preparing a custom or tailor-made design click <here> Our drawings are produced in accordance with the International drafting codes and requirements , hence approval guaranteed.    
 

5. TERMITE RESISTANCE OF INDONESIAN HARDWOOD (or is it?)



We guarantee termite resistance when built with our specially selected Bangkirai heartwood. <read more> and find out that following a report of the University of Hawaii only Bangkirai heartwood is reputed to be termite resistant, compared to all other Indonesian hardwoods.   


6. KILN DRYING

Kiln drying is a process where the wood is stored in a kiln (oven) for a certain period to reduce the moisture content. Wood too wet (in particular boards) will warp and crack when drying out over time.
To avoid this, the wood is kiln dried which is a process of 6 to 8 weeks depending on the type of wood. All our boards are kiln dried to a moisture content of 15%. <read more>   


7. DURABILITY

The durability of wooden houses largely depend on the quality and type of wood used. Softwood will not last very long, unless constant maintenance is exercised. Hardwood, however, is much denser compared to softwood and may last from 10 years up to 100 years depending on the thickness, quality and type of wood species used. We guarantee an average durability of 15 to 20 years for our Standard option (*), 20 to 30 years for the DeLuxe option (*) and at least 40 years for the Superior option (*) (price differences between the  options can be found on our interactive price list (see par. 20). To learn more about the durability of the timbers that we use in our structure click <durability>
 
(*) Life expectancy can be increased with 100% when termite resistant Bangkirai heartwood is used <read more>  

 

8. MANDATORY ROOF INSULATION FOR HAWAII

The Hawaiian Counties have imposed a regulation that all newly built houses on all islands shall have insulated roofs. Our models comply with this regulation.


9. RESTRICTED HARDWOOD APPLICATIONS FOR HAWAII



Not all Indonesian hardwood is allowed to be used for wooden prefab houses for the Hawaiian islands <read more>


10. UNITS BUILT OVER WATER



We have developed a special system to have our models safely built over water, either in lakes or coastal waters. Our senior in-house Hydraulic engineer with 40 years of International experience under the belt will help and advise you on the required piling and super structure. <contact> us if you need more information.
 
   

11. NO NAILS USED



We do not use one nail in our structures, instead we use threaded steel rods, cut to length, secured with nuts and washers. Siding boards and flooring are secured with hidden Philips screws. Not using nails do not only lead to a significant reduction in the re-assembly time but will also avoid devastating damages to the
hardwood which is mainly caused by its density. <read more>

 

12. PROTECTIVE COATING

Standard coatings used for prefabricated timber houses in Indonesia mainly comprise locally produced water based Acrylics (so do we use it for our Basic, Standard and DeLuxe options).
For our Superior option, however, we use Cetol (Siikkens ) world's foremost environmental friendly coating system that will last for decades and only requires maintenance every 3 to 4 years in front of open sea and 5 to 6 years inland. We offer you the option to also apply this highly rated coating system for our Standard and DeLuxe options). <read more>  

 

13. FOUNDATIONS

Our Geotechnical engineer would be happy to advise you on the required type of foundation whether this is a shallow foundation, a piled foundation, a retaining wall foundation, a foundation on a slope or a foundation on weak soil. We will prepare the foundation drawings for you free of charge, provided a fabrication order will materialize.


14. WHAT IS INCLUDED IN THE KIT



Here you will find a list of what is included and what is excluded from the kit <here>


15. INTERIOR DESIGN



We do also provide interior design services, free of charge, provided a fabrication order materializes.


16. NEW EXPORT REGULATIONS

The Government of Indonesia has recently imposed a new export regulation for manufacturers of wooden houses and gazebos stating that all companies producing such products shall have a valid production/operation license in place. This license number shall be added to a form which regulates and approves the endorsement of the shipment. If such number is not available the shipment will not leave. Our company is in possession of such license. In addition a new legal export system for timber became compulsory in January 2013, called the V-legal system, which in broad lines has been developed in response to increasingly rigorous anti-illegal timber legislation in key markets. <read more> (recommended). Any company not having a valid V-legal license in place will be unable to directly export. Our company is in possession of the V-legal license, which allows us to directly export without delay and without being scrutinized by the Government checking all parts one-by-one on legality and compliance with the drawings.                         
  

17. CARGO AND SHIPMENT / IMPORT DUTIES

Click <here> for more information about cargo and shipment. Click <here> for more information about import duties.    


18. OUTSOURCING (re-assembling at your end with a number of our crew)



We have a vast 35 years of International experience in outsourcing workers to help, assist and/or advice you at your end with the re-assembly of your unit. Our interactive price list (see item 20 below) includes a new option thru which you will be able to calculate the outsourcing costs. If you wish to know more details send us an e-mail via <outsourcing>  
 

19. QUOTATIONS

We follow a strict company policy if it comes to the preparation of quotations for custom made designs (designs not prepared by us) or prepare a quotation for a project being tendered. To learn more click <quotations>  

 
20. INTERACTIVE PRICE LIST

You may inquire for individual prices for our 95 models based on our 4 export qualities via the model pages, however, with our Bali Prefab Houses interactive price list you have the possibility to review the prices of all of our 95 models in a nick of time, not only for our standard make but also for the standard option with an upgrade, a cheaper Basic option and the higher valued premium option, Superior option and ECO options in just a few clicks. In average 5 to 10 minutes are enough to obtain a full price for a model based on your options and requirements.
We can't make it easier for you. The interactive price list can calculate thousands of different prices. By choosing your model number and your preferred options the program algorithm calculates prices in a split second such as:

- The total price of a chosen model based on your input of options (type of materials, type of roof decking and more)
- The total price for any other model including options without the need to leave the program
- Possibility to change the options at random until you find a price that suits you.     
- An automatic indication whether or not a model is suitable to be built in a cyclone area
- Cost options to upgrade a model to cyclone resistance
- Cost options to include a kitchen     
- Cost options for all Hawaiian islands to include the compulsory roof insulation (County regulation).
- Cost options to insulate the whole unit (roof + sidings)
- Cost options to include costs for kiln drying (in some countries a mandatory regulation) 
- Cost option to upgrade to 100% termite resistance with Bangkirai heartwood
- Cost option to upgrade from galvanized steel fixtures to stainless steel fixtures 
- Automatic calculation of the landing costs (unit + shipping costs) to your destination or a destination nearest to you
- The number and type of containers required for the shipment
- Shipment transfer time (from packing of the unit to arrival at your destination) 
- Filling rate of the containers. This will inform you whether you have extra space for other goods that can be stuffed
- Cost calculation for local  building costs (Bali, Lombok, Lembongan, Gili islands) 
- Cost indication if you wish our crew to re-assemble the unit at your end
- Calculation of total lead time from the moment of placing the order to the moment of completion
- Volume discount if you order a number of identical units
- Convert the price calculated for any material option to a full Coconut wood option NEW OPTION
- Reduce the price of the unit by coating (painting) the unit by yourself at your end with your own brand of coat and color NEW OPTION

With this tool you will be able to define the price you want to pay for a unit depending on the options chosen and your local circumstances. The price list is programmed in normal Excel 2007 format. Working with this unique price list requires basic computer literacy. We will add a user's manual. 

READ THIS FIRST BEFORE YOU INQUIRE FOR THE INTERACTIVE PRICE LIST:
The interactive price list will work on any desktop or laptop computer with Windows installed, however, the list will NOT work on a Mac an Apple an IPod or a Blackberry. If you have installed an Excel add-on on your Mac or Apple, the list can be accessed and used as normal on these machines. Working with the interactive price list requires some basic knowledge about Windows Excel. In the event that you are unsure you may inquire for a full copy of our price list (in pdf) based on our standard export quality. Please do not inquire for the interactive price list if you need a price for only one or two models. In this case you may inquire for the standard price list (see below).   


If you wish to receive this interactive Excel price list click <Excel interactive price list>

If you wish to receive a pdf version showing all prices based on our standard export quality click <Standard price list>   
 

<HOME>
Go to first model page <model page>. View, compare, download a floor plan and/or download the price list for the standard build      


21. EVALUATION PACKAGE

You may purchase an evaluation package which is available for each of our models. The set comprises the floor plan, elevations and one or more cross section. <Read more>


22. BUILDING WITH COCONUT WOOD

Building a prefab house from Coconut wood needs special attention. <Read more> 


23. CARBON STEEL, GALVANIZED STEEL OR STAINLESS STEEl FIXTURES ?

We offer a choice between galvanized steel fixtures or stainless steel fixtures. Our basic, standard and DeLuxe building option uses galvanized steel whereas the superior option uses stainless steel. Galvanized steel can be substituted by stainless steel against a variation order. Read <more> about the differences in life time between galvanized steel and stainless steel.


24. WHAT YOU NEED TO KNOW ABOUT THATCH



Thatching is the craft of building a roof with dry vegetation such as dried grass, layering the vegetation so as to shed water away from the inner roof. It is a very old roofing method and has been used in both tropical and temperate climates. In some developed countries it is now the choice of affluent people who desire a rustic look for their home, would like a more ecologically friendly roof, or who have purchased an originally thatched abode. However, the import of thatch is subject to strict regulations. Click <here> to learn more.


25. WHAT ARE SIMPSON ANCHORS

Simpson anchors is a patented anchor system used in foundations and structures (hurricane straps), and is an almost mandatory requirement for wooden prefab buildings for the USA. Since the foundation is not part of our responsibility we do not provide the Simpson foundation straps, nor do we provide Simpson hurricane straps (we apply our own system). For foundations, however,  we will provide the type of Simpson anchor to be used, which shall be purchased by the client.


26. SUSTAINABLE WOOD and NEW DNA TECHNOLOGY

Indonesia has only a few FSC certified felling concessions in place connected to a proper chain of custody (for Teak, Mahogany and a few other non-structural timbers). All other hardwood is NOT FSC certified. Nonetheless almost all hardwood is allowed to be exported under the v-legal system (see item 16 above), as part of the Government's endeavor to have all Indonesian's hardwood registered under "green" wood. If you wish to know more about the FSC (Forest Stewardship Council) certifying system click <here>  The same page also discusses the new DNA timber technology which can trace back a piece of wood up to felling concession.
 


27. HOW TO ORDER

If you wish to know how to order one or more units click <here>


28. OUR KNOCK DOWN SYSTEM (how it works and how simple it is)

No need to engage a contractor for the re-assembly of your unit. With little DIY experience and the help of a few friends you will be able to re-assemble very easily and fast (like an IKEA kit). Click <here> to see how it works.


29. ROOF DECKING OPTIONS

We offer 4 different roof decking options. Click <here> to view the pictures and descriptions


30. HOW DO I CALCULATE THE MINIMUM LAND SIZE THAT I NEED TO ACCOMMODATE A CHOSEN UNIT

In land use, a setback is the distance which a building or other structure is set back from a street or road, a river or other stream, a shore or flood plane, or any other place which is deemed to need protection. Depending on the jurisdiction in your area, other things like fences landscaping, septic tanks and various potential hazards or nuisances might be regulated. Setbacks are generally set in a municipal ordinance or zoning. Setbacks may apply to both the exterior of the sidings or the roof edges. 

We provide both a siding footprint and a roof edge footprint (the outermost roof line of the unit) for each of our models. In order to calculate the minimum land size that you need in order to accommodate the chosen model you need to add the setback boundary distance to the footprint dimensions. The setback boundary can be obtained from the Building Authority who have jurisdiction over your area.  

31. SPECIFICATIONS

We offer 4 different builds, viz: basic, standard, DeLuxe and Superior, each of them with its own typical material specifications (and unit prices of course). All our prices are based on the standard build. You may download our detailed specification sheet via our specification page to compare the different options.
Click <specifications>      

 

BUILDING IN BALI, LOMBOK OR ANY OTHER PLACE IN INDONESIA

 


The current exorbitant high prices for raw local tropical hardwood may not be of further interest to consider building a wooden prefab house in Bali or Lombok, except for the traditional Lumbungs and wooden houses built from full coconut wood. The square meter price for the traditional style of building houses (bricks, concrete, etc) is lower than such for a similar building in tropical hardwood. We are well capable of building a house in Bali, Lembongan or Lombok with traditional building materials based on the design of any model you will find on our web site.
For more information click <here>   
 

 



You may download the following pdf documents If you need more time to carefully read and understand what we offer.

<Bali Prefab World kit>. This is a list showing of what is included in the building kit, what not, and what can be added
<Our location> You may download this route description to our place if you wish to visit us in Bali.

 

Click <here> to view the model pages, starting with the 1-bedroom units 

Your question not resolved? <Contact us>.

Click <here> to view our picture collage page, showing pictures and renders of our houses.

 

 

Copyright 2002 Bali Wood Houses. Site maintained by Robert Web Design. All rights reserved. All registered Trade marks used on this web site, whether marked as Trade Marks or not marked, are declared to belong to their respective owner(s).  
Last modified: November 05, 2013
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