Framing contractor —
Seattle & Puget Sound.
Framing is where geometry meets gravity. We cut to engineered drawings, brace temporarily, and inspect every connector before sheathing closes the wall.
Framing is where geometry meets gravity. We cut to engineered drawings, brace temporarily, and inspect every connector before sheathing closes the wall. Advanced framing techniques (24" OC studs, single top plates with stack framing, insulated headers) save lumber and improve insulation continuity.
Modern framing increasingly uses engineered lumber — LVL beams, glulam, parallel-strand columns — alongside dimensional lumber. For Puget Sound's seismic loads, we follow Simpson Strong-Tie or equivalent connector spec exactly.
What we build
SCOPE- 01Stick + advanced framing
- 02LVL + glulam beams
- 03Steel moment frames
- 04Shear wall + holdowns
- 05Pre-engineered trusses
- 06Code-stamped connectors
Phased process
PROCESS- 01
Sole plate + layout
Pressure-treated bottom plate anchored to foundation, layout marked to engineer's drawing.
- 02
Wall framing
Walls built flat, sheathed, plumbed, raised, braced temporarily.
- 03
Floor systems
I-joists or LVL joists installed to bearing, blocking and rim joists.
- 04
Roof framing
Pre-engineered trusses set by crane or stick-framed rafters with ridge beam.
- 05
Sheathing + structural connectors
OSB or plywood sheathing nailed per shear-wall schedule; holdowns and Simpson connectors installed and inspected.
- 06
Inspection
Framing inspection by AHJ before MEP rough-in starts.
Spec sheet
SPEC- +Doug-fir #2 or better dimensional lumber for walls and joists
- +LVL beams (Trus Joist, Boise) sized to engineer drawings
- +Glulam (Anthony, Calvert) for exposed structural beams
- +Simpson Strong-Tie holdowns, straps, and shear connectors
- +I-joists (TJI 360 / TJI Pro) for floor systems
- +Pre-engineered trusses for roof systems
- +OSB or plywood structural sheathing nailed to shear-wall schedule
Cost drivers
COST- Square footage$30–$55/sf for framing labor + material on standard scope
- Engineered lumber content+$3K–$25K when long-span beams or trusses are specified
- Roof complexity (cathedral, dormers, hips)+20–50% labor over simple gable
- Multi-story+15–30% per additional level for staging and connector hardware
- Shear wall / seismic detailing+$2K–$15K for D2 holdowns and panel schedule
Codes & permits
COMPLIANCE- IRC R602 (wall framing)
Comprehensive framing requirements. Advanced framing per IRC R602.10 allows 24" OC and reduced framing factor for better insulation.
- IRC R301 / WAC 51-50 (seismic)
SDC D2 for most of Puget Sound. Requires specific connectors, anchor bolts, holdowns, and shear-wall design.
- Simpson Strong-Tie spec
Engineers specify exact connector models (HDU8, MSTC40, A35). We install per spec — substitution requires re-engineering.
Is framing the right call?
- →New construction, addition, ADU
- →Major remodel involving wall removal or reconfiguration
- →Roof replacement when sheathing damage requires re-framing
- →Seismic retrofit involving shear-wall additions
Framing questions
FAQQ.01
What is advanced framing?
A framing system using 24" OC studs (instead of 16"), single top plates, two-stud corners, and insulated headers. Saves 5–10% of lumber and significantly improves wall insulation continuity. Allowed by IRC R602.10 in our seismic zone.Q.02
Do you frame to drawings?
Always. We work from engineered structural drawings on any addition, ADU, or new build. Stamped drawings are required for permit and protect everyone.Q.03
What is a shear wall?
A wall specifically designed to resist lateral seismic or wind loads. Marked on structural drawings with a panel schedule (nailing pattern, holdown location, sheathing type). Critical for SDC D2 construction.Q.04
How fast can you frame a 2,000 sf addition?
Typically 3–5 weeks from foundation cure to sheathed, dried-in shell — crew of 3–5 framers, weather-dependent.
Official resources & sources
- Source ↗AWC Wood Frame Construction Manual
- Source ↗WSEC 2021 Residential Energy CodeEnvelope, HVAC, hot-water and air-sealing requirements
- Source ↗WA HB 1110 — Middle housing lawStatewide middle-housing zoning preemption
- Source ↗WA HB 1337 — ADU statewide rulesTwo-ADU baseline, no owner occupancy, parking limits
- Source ↗WA Dept. of Commerce — ADU resources
- Source ↗WA L&I contractor license lookupVerify Golden State ADU Builders Inc · GOLDESA747LZ
- Source ↗Washington State Building Code CouncilStatewide adopted codes (IRC, IBC, WSEC)
Ready to scope your framing project?
Send a paragraph and the address. A licensed PM replies within one business day with next steps.
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