More Winter in Minnesota

More snow and an extension of winter with another snowstorm. For now, I don't mind it. I've said before that it is tough to beat the coziness of a log home in the winter. Add falling snow in a wooded setting and it is even better. Anyways, snow or no snow, the spring building season is getting closer by the day. Last weekend was the Lake Home and Cabin show in Minneapolis. The show was very well attended and quite a few people talking about building in 2011. A lot of questions regarding log home packages and prices, building schedules and how to get going on plans.

A few weeks ago an email came in from someone that found my log home website through google. It was an inquiry that was a first for me. The email asked if we would be interested in restoring a full log home that had partially burned from a chimney fire. It was close to home so I drove over to take a look. It is unreal what the homeowners went through but they all made it out safe and got their pets out as well. The house could be saved but one full log wall will have to be taken down and about a third of the roof system was beyond repair. The logs were delivered last week and it is a very interesting project to be part of. I believe the fact that the home was built with full log helped slow the spread of the fire which in turn saved the house.

As you are researching log home companies, dealers and going over plans keep in mind the package is only part of your log home equation. Wild River Log Homes who builds log homes in Minnesota reminds us that the build costs, well and septic are other parts of the budget as well. Too many people get caught up in the package and "forget" about the other factors that will be involved which in turn impact the total price. No two log home packages are the same so it is up to you to determine why the prices range so far between them. Some include exterior doors and windows and some don't. Also, if you are contacting dealers representing log home companies are they full time dealers? Quite a few in the log home business are part time dealers. Can you reach them during business hours? Will they be around during construction or at least reachable in case jobsite issues flare up? It is a long term relationship between you, the log home company and/or the dealer. You need to be comfortable with all involved and they need to be reachable when needed.

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 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.