Where Did 2010 Go?

Wow! 2011 is almost here. It seems like '10 just arrived! A snowy winter is underway here in Minnesota. I don't mind it at all. Snowmobile trails are excellent and fun to get out and about. Log home jobsites on the other hand get a bit more challenging with all the snow. Luckily our project has windows installed and roof completed. Mechanicals are underway and interior progress underway while exterior log is being cleared of snow and ready to install. With new year arriving some log home companies will adjust their log home packages and prices. What they will do is hard to say. Some raw materials are going up in cost but most log home companies will do what they can to keep prices steady rather than raise them. Others I've noticed have changes their inclusions. Some are deleting items that used to be included, another is going with an economy window while others aren't changing anything. It will be up to you to follow the companies you are keeping an eye on to see what is and isn't changing. If you are close to getting plans underway and want to start construction this spring the company you work with will probably offer a lock in on the current price if they think they may be seeing an increase coming for some reason. With increased fuel costs it won't surprise me to see shipping rates increase for getting the materials to your site. Diesel here in my area is running at or just about $3.50/gallon right now. You research will pay off with time and now is a great time to get those plans started and build to take advantage of the current build costs. Happy New Year!

Log homes for 2011

Well, here we are nearing the end of 2010 already. Not sure how that happened but it is a reality. Winter has arrived and made its presence known here where I'm at. Snow is on the ground and this mornings temperatures were below zero. Windows are getting delivered next week at our job site in northern Minnesota. Progress is slow and steady due to the weather but things are getting done. It'll be nice to get the windows installed and some temporary heat running on the inside.

As 2011 gets closer, it is time to start thinking of getting going on those log home plans if you are thinking of a spring start. Six months can fly by so fast during the planning process. Call your log home company that you are working with and get to the next stage in planning, log home package and pricing. It isn't a bad idea to call your lender either and give them an update on where you are at with the planning. Once the plans are completed make sure you get them to the builder as early as possible so they can get their numbers together as well as get bids from the excavator, foundation contractor and everyone else that will be involved.

Speaking of the log home builder, make sure your builder knows the product. Right now a lot of builders are needing and looking for work. Has the builder you are going to be working with experienced with log home construction? If they aren't, do you want them learning on your dream log home? Yes, any good builder can get the hang of it but if they haven't worked with logs before they may not know how to bid it. They may bid it too high being they don't want to come up too short. Or, they may be way too low and then try hurrying through the process or worse yet ask for more money or walk off the job. It has happened before to too many people. Quality log home builders bid the jobs competitively, they know what it takes and I've never had anyone say at the end of the job that the builder didn't earn what they made. Bidding experience comes with building experience in log homes. Everyone has a neighbors brothers uncles kid that is willing to work for cheap. Stay away from them and go with a reputable log home builder. You have one shot at a proper build.

The Log Home Package and the Bid

We for sure can't complain about the late fall weather here in Minnesota. Yesterday it was mid 60's! It is perfect weather to make progress on our recent log home start. Some may think we shut down for the winter and only build spring through fall but that isn't true. We keep projects running all year. What we see is people want to get the use of their cabin or lake lot for the summer and into the fall. After they are done for the season we will come in and do the tear down and excavating and have their project wrapped up in time for them the following spring.

As everyone knows it can get confusing while comparing the offerings of the log home packages from company to company. Maybe you have it narrowed down to one or two companies and its time to get down to details. You may have a bid and need to decipher what is and isn't included to figure out which route is best. There is one item that doesn't come up as often as it should and that is material shortages. You need to ask who covers the expense if the project ends up with a few logs short, not enough roofing or other building materials. Some log home companies bid it per plan and will cover the shortages as long as the home is being built per plan and materials are being used as designated. If the builder made a wrong cut then that is a different situation! Other companies only send out so much material and if things come up short it is up to you to cover the shortages. Most of the time there is an error in materials it isn't a large amount but regardless it can add expense that you weren't counting on. So, ask your log home company or dealer what their policy is on shortages in materials.

A Log Home Myth

This has happened to some of you already. You have been researching log homes, maybe even toured a model or two and have some building excitement. Maybe you are out for dinner with friends and you just have to tell them you are thinking of building a log home. Some will say thats the greatest thing to do and they have been dreaming as well. The others will try to pop your bubble with myths. One common log home myth that people bring up is "log homes are expensive". I always ask back with "more expensive than what?". The uninformed at that point have nothing else to say because they have no answer. Yes, log homes are more expensive than modular homes. They are also more expensive than the split level cookie cutter homes that were slammed up fast in developments. Compared to custom building, they really aren't any more or less to build. Your tastes will dictate some of the costs but that would cross over into any form of building. You can add high end flooring, expensive appliances, granite countertops to add expense but those items having nothing to do with building products uses. There is some misperception strictly because some people see huge, high end homes in the magazines and think thats all there is out there for log homes. That is so untrue. Over the ten plus years I have been in this business I have built log cabins of 800 square feet to some over 5500 square feet. The average home for me though is about 1700 sq. ft. but I have seen small homes come in at a higher cost per square foot than some of the bigger ones because of options added by the homeowners. It all comes down to what you want. Overall, sticking with middle of the road options and comparing to other custom homes you will find that it really is a myth that log homes have to be more money. For more information check out my website on log home packages and prices.

Log Home Budgets

The log home budget! No matter how small or big of a log home you are planning, you have a budget that you want to stay within. The log home package is part of it as is the build, land, permits, well, septic and many other items. In your information gathering process you have been making a list of wants, don't wants, things you "have to have" as well as saving photos and probably even drawing up a sketch or two. As you have been talking to log home companies and dealers you should be getting an idea of rough costs. None of us can give you firm numbers without seeing the plan and getting more details but we can give you some ballpark cost ranges of what we see in your area. Recently I had a client call and inquire about a plan he saw on our website. It just so happened it was very similar to one we were bidding out at the time to start this fall. I was able to give him rather accurate estimates on package and build costs of $350,000 not including well and septic (they were already and up to code for cabin that got torn down last week). The client said they were at a budget of around $250,000 total costs, including well and septic. For him to tell me that right away I was able to email him a few sample plans that would fit their budget a bit better. It is very helpful with us to know your budget and what needs to be included in it. Everyone has a different situation. Some own their land free and clear while others still have it financed. Lot costs, site prep, driveways, well, septic, permit, culverts, surveys, power and phone are just some of the budget items that are beyond the log home package and build costs. A log home dealer in your area will have a pretty good handle on these associated costs. Most log home companies talk budget as just the log home package and construction costs. It is a huge time saver for everyone if budgets are talked about. I've seen too many log home enthusiasts lead down the wrong road chasing a dream that is out of their budget because they never talked accurate budget with their log home company. If you are to the point of making a decision on who you are going to go with and are proceeding to spend some money on getting plans drawn up you should have already talked budget with your sales rep. The log home company I'm with charges $1.00/square foot to draw preliminary plans. For a 3000 sq. ft. home that is $3,000 of NON-refundable money. Before I take money from anyone for a plan service I have seen the site, figured out what needs to be included and ran some build estimates so everyone knows what they are getting into before spending the money. We do allow plan modifications as long as we aren't redrawing the whole house. We need to be close for a starting point! To draw and price a house that is way over budget is a waste of your time as well as the drafters, pricing department as well as the builder who is out gathering hard numbers based on that plan. Believe it or not, sometimes the actual numbers come in below estimates! Now you can look at the "wish list" that may include granite countertops, spray foam insulation, maybe a bigger garage, upgrade some floor covers and other fun add-ons. It all comes down to budget and when you are close, either too high or too low, sit down and go over it line by line with your sales rep. For more tips, check out my website www.loghomepackagesandprices.com for more information.

Thanks for checking in and have a great weekend!

A Great October

Here in Minnesota we are having a run of outstanding weather this week. We have been around 70 each day with even 80 predicted for today. Our recent construction start is seeing great progress with weather like this. Now that 2010 isn't all that far from being done and gone that means the '11 building season really isn't that far away. I'm already getting calls and emails with inquiries about building next spring and early summer.

Now is the time to get the planning stages kicked into high gear if you are thinking of an early '11 start. Make an appointment or two to view some models, start reviewing and fine tuning your plans and check out the log home show schedules. By the time you complete the researching, plan reviewing, breaking down log home packages and touring a few models it will soon be time to start narrowing down your choices. It takes time to get plans drawn and bids gathered so the more time allowed the easier it is on everyone.

Some of you may be in the very early stages of researching log homes while others may be nearing a decision on who to build with. The early stages are fun but can get overwhelming. Go at your own pace and make a list of questions you will want to ask later on. Some of you already have decided on half log or full log construction while others are very new at it and aren't sure of the difference. Keeping a list and asking us will make it easier for us to help you out with the process. One question to avoid asking right away is "how much are your log homes?", especially if you are just starting out and unsure of the plan you may want to build. I can give a range of square footage costs that we see at that time to help you out on determining your budget but it is too early to fine tune an estimate. As your research progresses you will start to make decisions on loft or no loft, square footage, full log or half log construction as well as other budget related items such as interior wall finishes of interior log, T&G knotty pine and drywall. The more information you can give us the more accurate of a ballpark estimate we can give you. If you have land already that is a plus, that eliminates many variables already. Keep in mind that the log home package is only part of the equation. There is also build costs involved along with the driveway, utilities, permits, well and septic to name a few. Too many get caught up on just the log home package and almost forget about the big picture. As things progress and your plans start coming together, a local log home dealer or log home company will be able to give you an accurate turnkey estimate based on the information you have provided them. As we work with you we are helping you establish your plan that hopefully matches your budget.

Thanks for checking in and have a great weekend.

A Busy Fall

Log homes, cooler weather, fall colors and the rush is on. It has been busy here and finally taking some time to get caught up here. The last few weeks have seen us tear down an existing cabin in northern Minnesota to make way for a new log home that will be ready to be enjoyed next summer. I'm also trying to wrap up some plan modifications so we can get another log home plan finalized and underway before freeze up. It is nice to be busy with emails, phone calls and model visits as well. Fall starts are not that unusual here in this climate. It is nice to get the excavating and foundation work done while the weather is still warm and get the building shelled up before the snow flies and the weather turns cold. Once the roof is on, mechanicals are done and insulation is in then the furnace can be ran to keep things a bit easier on the builders. A later in the fall or winter start is not out of the question with some proper planning. I had my basement dug for my log home dug on a morning that was -20. We didn't have to break frost being I spread hay over the site the previous fall. I went with a poured wall foundation and got lucky that we only had a few inches of snow from excavating to getting the roof on and windows in. If you aren't underway now or soon to start your log home construction project now is the time to keep researching, going over plans, checking out log home builders and getting ready to get bids. The winter season here is also show season. I suggest attending some open houses, log home shows and seminars over the winter to help your research process. If you want to start in May, you really need to have the log home company selected, the log home package figured out and plan finalized a couple of months ahead of that. The log home builders need time to get final bids, permits need to be pulled and the log home company has to take that preliminary plan and turn it into the construction plans.

Foundations for your log home

Every log home needs a foundation under it. The question always comes up is... what type of foundation to go with? In my earlier blog I talked about slabs and crawl spaces. Today I'm going to be talking about full basement foundations. Not counting pre-fab panelized concrete walls, there are three types of foundations. They are concrete block, poured concrete and insulated concrete forms (ICF). Here in my area the most popular style of basement is concrete block. They are found everywhere and most of the contractors bid the jobs with them so it keeps the price competitive. A block wall will take a little longer to build so weather such as rain and cold can be a slight factor. Properly waterproofed and insulated, concrete block walls offer a great result for the right cost. Thermax rigid insulation is one of the better ways to go for insulating. It is both the insulation and vapor barrier. Code in your area may or may not allow fiberglass insulation against the foundation walls. The next type of foundation is poured concrete wall. Poured concrete walls are formed up with concrete forms with solid concrete poured in the forms. After the walls are cured the contractors strips the forms and you have a finished basement wall. Waterproofing and insulating on a poured wall is the same as on a block wall. Poured walls can be constructed in weather that may not be as suitable for block wall construction. Next on the list is insulated concrete forms that are also known as ICF. ICF are foam blocks that are installed on site and used as a form with the concrete poured in the opening. The foam plays double duty as both form and foundation insulation. An ICF foundation will run you a bit more for costs but keep in mind it is already an insulated foundation as soon as it is completed. Waterproofing is critical on ICF and exposed foam on the exterior needs to be covered. A scratch coat serves the purpose fine but some will opt to cover those areas with cultured stone. There are plastic strips on the interior to make fastening your wall finish easier to the foam. Some builders have found it is just as easy to tip a 2x4 wall up against it though. Keep in mind that the foam needs to be covered on the interior of the home as well. This will result in added cost during construction if you weren't planning on finishing off the basement right away. I have built many homes over the years on ICF foundations and every homeowner has been happy with the results. There is alot of time and research that goes into the planning of your log home that is well beyond the log home package. Your local log home builder and dealers are there to help you through the phases.

Underneath Your Log Home

Most of my posts have been referring to log home packages, selecting a log home company and log home builder. One item of log home construction that is very important is the foundation. Does a person build on a slab, crawl space or foundation? Your lot will dictate some of that. If your lot is low and susceptible to water/high water table then a slab may be best to eliminate any wet basement issues. Here in Minnesota where I'm at full basements are the most popular option. So many people think slab construction is alot less than a full basement. As far as finished product goes, it is only slightly less. Excavating is still needed for the footings and frost wall. Here that will be either 48" or 60" depending on northern or southern Minnesota. At that point you are already half way to a full basement. Concrete slab will be the same. By the time you insulate under that slab the finished product isn't that much different. Crawl spaces are nice being they can still be waterproofed, will have a concrete floor and can be insulated. They make a great location for some of the utilities so you don't have to sacrifice first floor space for those. A crawl space makes for a good storage area as well. On to full basements now. The options there are full basement all the way in the ground, a "look out' basement that windows will be at grade, maybe 4' feet of the basement exposed and a walkout where you have enough grade to have a patio door going outside from the basement. Grade and lot conditions will dictate which one will make the most sense. Walkouts can be pulled off on a rather flat lot but be aware of the fact that you will have to bring in alot of fill at added expense to make it work right and have frost protection. What is best for you? That is for you to decide. Your log home dealer or log home builder will do a site visit during the planning process to help you decide before you get too far into your home design and planning. My next post is going to be on foundation types between ICF, block or poured concrete.

Log Home Packages

It happened again about a half hour ago. The phone rang with a log home call. Not a call wondering about the log homes that I sell but a call looking for help. This particular call was from someone that purchased a log home package already and construction is under way right now. They are at the point of the log tie beams being installed as well as support posts. All that is fine, its great to hear that they have their dream log home underway. The part that isn't fine is their log home package didn't come with any brackets or fasteners for the log beams and posts. Their project has now stopped while they are trying to figure out what to do. They resorted to google this morning trying to find someone here in this area that can help them out. It was the homeowner calling and gauging by the sound of his voice, his patience were soon to run out and his frustration level was on the rise. Brackets, plates and fasteners for those components are a very important part of the log home. They have structural importance and need to be the right shape and size to be able to support the load that is bearing on them. They may be small in size but are very important. Once again, make sure you research the log home package you are considering thoroughly. Job site delays like this homeowner is going through right now are not any fun.

Local Log Home Companies

It happened again the other day. And what was that? A local appraiser called wondering about log homes, log home packages and values. Ends up someone here in my areas stumbled into an out of state log home company with no local support for builders or lenders. That is just one example of why it is so important to start local. Log home dealers are all over the country. Some are log home builders and the rest have builders they use to offer local support. Beyond the builder aspect, there is the log home lending part of the equation. Speaking for myself as a log home dealer, I have a relationship with a couple of local lending sources. They know my product, my builders and our building system. The relationship I have with them has been developed over a decade. As we all know, the current lending situation isn't the easiest to work in. The bigger the lender the harder it is to get anything done so the local sources are becoming more important. Beyond the log home package and prices there is the service being provided from start to finish. That includes site visits, help in planning, builder support and lending contacts. Does the log home company or companies you are working with offer all of that for where you are going to build? Make sure you ask, it'll make the process alot easier on you.

Caulking or Chinking Your Log Home

Log homes mean caulking or chinking. It is a very popular that gets asked about log home building. Some people even confuse the two. Many times people have commented that they don't like the big white lines of caulk on logs. They actually mean chinking with that comment and it is a common mistake. One difference between them in the region. You will see chinking more in the southern and south eastern regions of the United States. Full log home construction is more popular in those areas. Log style and building methods also will have bearing on caulking of chinking. The northern regions of the U.S. see caulking being much more popular than chinking. I'm in the upper midwest in central Minnesota and in the 11 years I have been a log home dealer I haven't built a log home with chinking yet. Log home caulk such as Log Builder by Sascho is concealer pretty well by a proper installation. It is a narrower bead than chinking and is applied on all horizontal and vertical joints. Both chinking and caulk are made in different colors so they can be blended a bit but all said and done, caulk won't be as visible. With either process, proper surface prep and application is important. When caulking make sure all the logs are clean first. Large gaps and cracks will need backer rod so fill in as necessary with that. From there apply the caulk to all joints working with small areas at a time. Run the bead down the log(s) then go back with a 1" wide foam brush. Get the brush wet and tool out the bead of caulk before it cures. If the brush is too wet you will get water running down the log. If the brush is too dry the caulk will start sticking to it. Keep a rag handy and wipe off any excess that builds up on the brush. Caulking is very important so take the time to do it properly if you are doing it yourself or hire the job out to a professional. Ask the log home company you are working with if they offer either or both caulk and chinking and if it is included in their log home package they offer.

Things To Ask Your Log Home Company

I was talking with one of my log home customers yesterday. We have been working together for about two years and they are getting closer to building so are at the stage of getting serious about a final plan. Yesterday I realized that n all of our talks of log home packages, log home pricing, log home plans and builders it seems they have been taking great notes. Over the course of time things have fallen in place and it gave me an idea to create a list of things to ask the log home company or log home dealer you are working with.

Below is a list, in no particular order, of items to ask the log home company or companies you are working with:

-How long have they been in business
-Have they built any log homes near where you will be building
-Log styles: Half log, full log, "D" log, double round log or square log as well as corner options
-Do they have local log home builder support in your area
-If no local builder do they have a traveling builder that is familiar with their product
-Are they willing to customize plans
-Will they provide a list of what is included in their log home package
-Will they also specify things that aren't included and need to be supplied by the builder
-What is their policy if you end up a bit short on materials while building
-Do the plans and specs meet the local codes for where you will be building
-Are there models available for viewing
-Can they supply you a list of references to call
-Are they or the builder willing to do a site visit ahead of time to help with your planning
-Are they up front with all costs. Hidden costs are not fun
-Do they include shipping to your site
-Do they ship all the log home materials at once or are the shipments staged until needed onsite
-Is there a lender or two they can recommend that they have worked with before

Log profiles and corner styles

One of the decisions you are going to have to make will be which log style to go with. Most of the log home companies that offer a milled log usually offer more than one log profile. The three basics are square, "D" log and double round. Square logs are just that. They are flat on all sides and easy to work with. "D" logs are flat on the inside and round on the outside. A "D" log is perfect for the people that want full log but don't want the round look look on the interior. Double round logs are round on both the interior and exterior. Each log home company mills their logs different so some "D" and double round logs may or may not have a flat spot on the top and bottom sides of the log. Some will offer their round profile logs with a peeled option. The peeling gives the log a more rustic look and may be done either by hand or machine depending on which log home company you are working with. Coped logs such as Swedish cope is another log option that would be considered as a double round log. Another feature that you may notice with full logs will be a tongue and groove joining system. Again, this varies from log home company to log home company. A tongue and groove system on the logs is one more barrier between the exterior elements and the interior of the log home. As the logs are stacked, the log home builder will run a bead or two of caulk and foam weather strip between each course of log. One draw back is the tongue and grooves will be visible on the ends of the logs. For the logs that don't have the tongue and groove the builder usually will route a groove on the top of the logs in the field and fill it with foam weather strip and add caulk on either side of that groove. There are several different types of corners available for milled log homes. Saddle notch, Swedish cope, butt and pass, dovetail and vertical log corners are some of the more popular options.  The photos below illustrate the different log corners.  All of these corner options are excellent choices but all may not be offered from one log home company. Also, one may be more popular than others in a region. In the upper midwest, very few log homes are built using Dovetail corners as an example. Log profiles and corner options are only two of the many differences between log home companies and their differences in log home packages and related pricing.

Photo of a Butt and Pass Log Corner

Photo of a Dovetail Log Corner

Photo of a Saddle Notch Log Corner

Photo of a Swedish Cope Log Corner

Photo of a Vertical Log Corner

New Page Added to Log Home Packages and Prices Website

I added a page to the Log Home Packages and Prices website this morning. I figured I'd break down what a typical log home package should include. Alot of confusion out there about log home packages and what they include or don't include. Make sure you get at least a weather tight shell. Too many include building materials but no windows and exterior doors. Also, ask about shipping costs. That could be a deal breaker. Log home packages vary widely so it is up to you to sort it out.

Half Log or Full Log Construction?

OK...you have researched log home packages and prices, attended a log home show and or seminar, toured a model or two and now its time to think more on the plan and construction. Some log home companies only offer full log and some only offer half log. You know what the answer will be if you ask those log home company which one is better. On the other hand, some log home companies offer both half log and full log options. Before I go on, I want to clarify that I am talking about milled logs here, not large diameter hand scribed/handcrafted log homes.

Energy efficiency always comes up as a question. Both styles are very efficient and can pass energy audits required for building permits in the northern states. Log diameter will come into play for the northern climates. It may be hard to get a six inch diameter log to pass in some areas but eight inch and larger are just fine. As you dig into the full log vs. half log decisions you will find that full log construction is only for the first floor walls. The upper level and garages are all framed with matching half log or another type of wood siding in those areas. Regardless of which style you go with, there are still areas that need to be insulated such as the rim, gables, second floors and roof system. More and more are going with spray foam insulation. Spray foam insulation coupled with log makes for a very energy efficient home for all climates.

Budget is another consideration for half log or full log homes. I suggest taking a quick minute and picture yourself inside your completed home. Do you picture all the perimeter walls as log? If you do, then full log construction may be the way to go. To frame the home, add the half log on the exterior then insulate and cover the interior of the perimeter walls can add alot to the budget. It can be a considerable savings at that point to build full log. If you want just the great room walls to have interior log on them then you are more than likely at the break even point. If you are fine with a mix of knotty pine and/or drywall then half log construction can save a few dollars on the overall budget. Keep in mind most full log homes have just the exterior walls as log with interior and partition walls framed. That still gives you the option to break it up with some drywall and knotty pine. Some are afraid of having "too much wood" and shy away from full log without realizing the interior walls are framed.

The full log or half log home decision is only yours to make. Neither is better in my opinion so go with what feels right for you and you will be on your way to enjoying your own log home.

Log Home Shows, Open Houses, Seminars and Webinars

A common way of researching log home companies is to attend a log home show. Log home shows are a great way to meet several log home companies and reps under one roof. It can get confusing and overwhelming because each company has their own take on packages, log styles, half log or full log and more so you really have to sort out what is right for you and go from there. If it is getting to be too much, go take a break from it for a bit. There is always log home furnishing companies at these shows as well so they offer a great break from the log home research. It is always entertaining to look at the rustic cabin decor. There are usually seminars throughout the day at the shows as well. They cover many different topics and I suggest you attend one or more. Most log home companies as well as log home dealers have models available for viewing. There usually will be a monthly open house or two as well as the opportunity to view the model by appointment. Alot of log home dealers work this way being they use their own home as their model and office. A model visit is a great way to see the product and get a feel for what their log home package includes and looks like. Ask the rep as many questions as you can and don't forget a camera. You may see something you really like and it always helps to have a photo of it so you remember it later. Alot of log home companies are offering webinars. These are online seminars that are usually free of charge. They cover many helpful topics relating to log home planning to kitchens to landscaping ideas. You can log in to a webinar right from home so you don't have to travel anywhere to attend! It is always nice to research from the comforts of home!

Related Costs To Building A Log Home

As I mentioned before, the log home plans and package have alot to do with the price. You may now be at the stage of your log home plans being close to completion and are getting some bids and other costs gathered from a log home builder. Those are very important steps but there are other costs that may come up that may or may not be part of that stage. Beyond the building permit some townships or counties may require a separate driveway permit. As far as driveways go, some developments may require an asphalt driveway, a culvert may be needed or extra gravel may need to be brought in. All of these items can add cost. Your log home will need electricity. The best thing to do for utility cost is to call the local power company to find out what they charge per foot of line and transformer. The same will go for phone company as well. Many log homes are built where there cable TV is not available so you will need to contact a satellite TV provider for those rates. We now have driveway and utilities so what is next? Chances are your log home will be built in an area that isn't serviced by municipal water and sewer so you will need a soil test (also called perc test) to get a septic design. That test and design will dictate size and cost of your septic system. In my area a perc test usually costs around $400. If you are on a smaller lot that may be impacted by setbacks from property lines, lake shore or road right of way you may need to get a survey to the house is placed to comply with local codes. Other items that are site specific can be window wells, retaining walls, fill to be either hauled in or haul out and lot clearing to name a few more. Ask your builder if the "extras" are covered. Most reputable log home builders will include these extras but some may be encountered before the builder is involved. There are many factors involved from log home companies, log home packages and prices, log home builders, site prep and site costs. It takes some time, don't rush and enjoy the process.

Log Home Plans, Log Home Designs...the fun has started

Not going to talk to much about log home plans, log home companies and such today. I've covered log home packages and prices already. I'm going to touch on log home plans a bit here. In the log home design stage it is very easy to get ahead of yourself. Don't get me wrong, you can't spend too much time thinking of your dream log home plan. However, if you don't have your land/lot to build on you may be ahead of yourself. Over the years in your mind and in sketches you have pictured the perfect log home plan. It is now time to search for the perfect building site for that log home plan. I've seen this happen before, people have found the perfect lot but are let down just a bit because that log home design they wanted just doesn't work right with the lot. It could be the view, contour or lake shore to name just a few game changers in the log home planning stage. Also, the lot may dictate whether you can have a walkout basement, full basement, crawlspace or slab. All of these options can change the budget. I put an eight foot basement under my log home but have a high water table where I'm at so could only go down a few feet. That resulted in my house sticking up out of the ground more than I wanted to I had to pay for fill to be hauled in and I built the grade up around the foundation. I have great drainage away from the house now!

I've also ran across people in the process that are trying to get rather hard numbers on build costs without own land. It is so hard for us to do that. We can ballpark and break it down in a few options but the lot conditions impact build costs in so many ways.

Designing a log home is a lot of fun and means you are getting closer to the start date. Think it out and take your time. Ask for advice from others but be careful...remember that everyone has an opinion of what their perfect floor plan is so don't get too caught up in what everyone says! If your budget without well and septic is $300,000 and the log home companies you have interviewed have given you some rough build costs numbers to help you design the plan. If you are hearing $150/square foot then you will be at 2000 sq. ft at the most. Remember appliances, floor coverings and a few extras add up in a hurry. Are you going full log? If so, keep in mind windows can't be right at an outside corner. There needs to be a bit of log length between the corner and a window or door opening. Think about what you want on the interior partition walls while planning. Some go all wood while others will incorporate drywall to break it up and add some color to the home. Photos help! If you have any, pass them on to us so we know what you are picturing. It all helps. All of these details ahead of time will speed up drawing and bidding time to keep the log home planning stage moving right along.

Keep it fun and if it gets too overwhelming at times just walk away and take a quick break from it.

Selecting The Right Log Home Company

Winding down from a busy weekend. Had a great mix of play and work. It is always great to get emails and calls with log home inquiries, plans and questions. It is interesting to see where everyone is at from that first call asking for basic information and a plan book to researching log home plans and pricing to nearing the final stages by emailing or mailing a plan to get the bidding process underway. Like I said earlier, I've been in the log home business as a log home dealer for a national company for over ten years now. I have spent these years only in the milled log environment and build both full log and half log homes. As you have been going through your magazines, plan books and websites you have set some aside to be reviewed again and already have disqualified some others. At this stage you are starting to learn more about log home plans, terminology, energy efficiency and the difference between all the log home packages and prices. What is the next step? I suggest narrowing the scope down to log home companies that are near where you are going to be building. If you are looking at one of the national log home companies, check out their dealer network. It is quite possible that a log home company that you would like to check out may have a dealer in the area of your build site. Even though the headquarters of that log home company may be across the country, that job of the dealer is to be familiar with local codes, local build costs and should have a network of local builders. I feel that a local log home company or dealer is very important to your project. Code requirements change in every region and can be tough for a non-local company to keep up with. An example would be a log home company that is based in the northern climates such as Wisconsin or Minnesota usually design their roof systems for a certain amount of snow load and have to meet an R-value of R38 in the roof systems. Obviously, southern states don't require snow load so that home may be over engineered for the southern climates and result in some added materials costs that are unnecessary. The opposite of that is a southern based log home company not familiar with snow loads and the energy requirements of the northern states. It is much easier planning for local codes in the early stages rather than dealing with it once you are trying to get a permit. I am not saying you have to go with a local log home company but your research will prompt you to interview that company and/or dealer to see if they are able to meet codes in the area you are going to build in. Local builder support is so important to your project. A quality log home company should have builders that can get your log home built. If they don't I would strongly consider putting them on your disqualified list. Yes, the current economy has alot of builders has alot of guys looking for work. But, how many of them have built with log? Do you want them learning on yours? I don't think so. The log home company should also have a list of referrences so you can check them out as well as their builders. Chances are past customers are more than willing to show their house off to you as well. Take them up on the offer, there is no better way to learn about a company and log home builder than to talk to a home owner. Every log home company out there is more than willing to sell you a log home package. However, not all have the means of helping you get it built. You have spent so much time researching and planning your dream log home so don't select just any builder. I have seen too many examples of why the builder is so critical to the project. I have some more information on this website that talks about log home builder selection and log styles.

In closing, I want to touch on estimated build costs. If you already own our lot it is going to be easier for the log home company to give you an accurate estimate. Without you knowing the location and site conditions we can only help so much. There are too many unknown variables just with the foundation such as slab, crawlspace, full basement or basement with a walkout. Tree clearing, rocks and other site conditions will play into final budget.

Log Home Packages and Prices

Hello! Thank you for stopping by. Log home packages and prices ... It all can be so confusing but hopefully I can help you out as you go. If you have found this page I'll assume that you are in the researching stage of buying a building your dream log home. Log home packages and prices are two of the most important pieces of the puzzle but yet they are so confusing. There is no standard with the log home companies to offer an industry standard log home package. With that said, log home packages and prices can and will vary widely. It is up to you, the log home enthusiast to sort it all out and make the decision you are comfortable with. At first glance on log home package may seem alot cheaper than the others and it may be a let down when you realize that items such as roofing, windows, exterior doors and interior items are not included. Some of the log home companies offer a shell only log home package and even that can get confusing. Some will include windows, some won't. Some include roofing but maybe not soffit and fascia. On the other end of the spectrum of log home packages and prices are the very complete package. Early on a complete package will seem like more money but after sorting through it all you will realize that they may be offering complete exterior package as well as all the interior products such as insulation, knotty pine, interior doors, interior trim and some even include kitchen cabinetry and plumbing fixtures. Your day, hours and sometimes years of research will eventually pay off and you will find that log home company that you are comfortable with and are priced accordingly. Log home planning is alot of fun but at times can get overwhelming. At those times, it is best to take a quick break from it to clear your head and gather new ideas. I can't stress enough the importance of comparing what log home packages include or don't include from log company to log home company. It will get easier though as you eliminate some from your list and start narrowing it all down as the project gets closer. My next blog will be on selecting that log home company and your log home plans. For more information until then feel free to visit my website.