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.