Custom Built Log Home - What does it really mean

Recently I was taking a nice couple on a tour through several of our client log homes and a question popped up about the commonly used phrase in the construction industry, "custom-built and semi-custom built log home" and what it really means.

So let's explore the levels of custom.

Spec (speculative) Log Home:  The log home is built to be turn-key ready, however depending on the stage of construction you find the home you may be able to make some personal choices such flooring, counter tops, paint/stain colors, etc. Typically there can be some cost savings because the builder has built the design before and understands the complexities of the construction and costs are known. In most cases the log home will offer an attractive universal design that will appeal to a wide spectrum of potential buyers and most important the builder will have wisely chosen features that are the best value (bang for the buck).  In today's housing market, spec log homes are a very rare find.

Semi-Custom Built Log Home:  This is most common type of log home constructed.  The homeowner chooses a design from a catalog of standard floorplans from the log home manufacturer and works with the dealer and/or builder to make modifications to meet the specific requirements of the homeowner.  These changes can range from adding an attached garage, deck or sunroom, moving interior walls, changing the footprint or roof lines, etc.  Often this is the most cost effective path when working with the builder to determine design, features, amenities and the level of quality materials used in the log home.

Custom Built Log Home:  The custom built home is designed and constructed entirely to the homeowners vision and specifications and is unique, no two log homes are alike.  The homeowner works with the log home dealer and manufacturer to create a clean-sheet design and determines everything that goes into the log home.  From room sizes, shape and style, features, amenities and material quality that are included in the final design.  This type of log home is often the most expensive especially if it's a complicated design and has high end materials and features.


The Leelanau Log Home Company LLC
www.leelanauloghomes.com

Copyright 2014 Under the Influence of Wood Blog

Spring Model Home Open House

Spring Model Home Open House

If you're planning to build your dream log home we invite you to visit us in beautiful Northern Michigan on Saturday, April 5, 2014 for our model home open house.   Tour our model log home and see the quality of our craftsmanship for yourself.  Plus were happy to review building costs, explain our log home packages, dealer services including construction and answer all your log home buying and building questions.  Be our Guest on SATURDAY, APRIL 5, 2014  11 AM to 4 PM  1310 S. Lakeshore Drive Lake Leelanau, Michigan   49653 RSVP to Brad 231-668-1465     The Leelanau Log Home Company LLC www.leelanauloghomes.com Copyright 2014 Under the Influence of Wood Blog

Ten Questions to Ask a Log Home Dealer

When you're done researching log home companies and their dealers and ready to call your short list, here's ten questions you can ask during that initial phone call.


1.  Please describe the services your dealership offers (i.e. site planning, custom design assistance, log home construction, etc.).
2.  Do you have a model log home and client log homes in the area that we can tour?

3.  Please explain the log home product(s) you offer:  log profiles and sizes, corner styles, wood species, log wall settling specifications, method of drying the logs, pre-cut log package?, etc.
4.  Please explain and provide me with your log home standard materials package description of whats included.
5.  Please provide me with your standard log home designs and the package prices.
6.  Please explain the custom design services that the log home manufacture offers, is this service included in the price and what part do you play in the design process.
7.  What is the typical time-frame from start of the design through log home package delivery. 
8.  Is the log home package delivery included in the price or is there an additional transportation charge.
9.  Do you offer construction services or can you recommend an experienced log home builder in my area?
10.  Please explain the log home package purchase process.


Take Away:  Yes there are more key questions you'll need to ask, but these ten starter questions will help you evaluate your short list during that initial phone call so you can determine your next move.  Have your questions in writing for each dealer Q&A and take notes on their responses.  The dealers that make the cut, meet with them at their model home to learn more and be prepared to ask your next round of questions.  Good luck.

The Leelanau Log Home Company LLC
www.leelanauloghomes.com

Copyright 2012 Under the Influence of Wood Blog

Log Home Preliminary Planning Basics: 20 Strategies To Save Costs

Regardless of your log home budget, getting the best value possible should always be the goal.  But cutting costs doesn't mean cutting corners.  Instead, take an informed, measured approach towards creating the log home of your dreams for less.  Here are 20 cost saving strategies to get you started.

1.  Integrate the players early for design success.  Get your builder of record on board early during the preliminary design phase, why? Imagine designing your home without the log home builders knowledge of construction methods and codes, material and labor costs and expertise in design cost savers and drivers.   

2. Sweat equity.  Today it's common for homeowners to do some of the work themselves and we encourage our clients to review areas where they can contribute.  It's a great way to save on labor expense and can be a fun and rewarding experience.  But before you grab your tool belt, make sure you have the time, flexibility, skill and understanding of the building process so you don't delay YOUR OWN project or worse create issues resulting in costing you more in the end.  Think this through thoroughly and seek your builders guidance on this one before you commit.

3.  Select a "D" profile. Today's milling technology has spawned a variety of log profiles to choose from. There are many kinds of round or square profiles and sizes to meet most desires.  But one profile in particular is more cost friendly, the D profile.  Here's why...because it's round on the outside and milled flat on the inside, kitchen and bath cabinets fit nicely on the log walls without modification, window and door trim lays flat, electrical switch and outlet covers lay flat, less labor cost for cutting into round profiles to fit all of the above.  Its probably the reason why it's the most popular profile in the USA.

4.  Roof design.  Elaborate designs with steep roof pitch with multiple roof planes adds significant costs to your project for both materials and labor.  There's a variety of roof design and construction methods so ask your builder how to create the look you want, but for less.  

5.  Think drywall.  Select drywall for some or all of your interior partition walls to add color to your home, plus it brightens it as well.  Drywall is less expensive than T&G paneling, plus if gives you the flexibility to change colors in a room.

6.  Build down.  Every house needs a foundation, so if your land will allow a full basement foundation you can capitalize by designing living sq. ft. in the basement from the start.  If your property has walkout basement potential, even better.  You maybe able to reduce the overall footprint of your home by designing down.

7.  Build up.  Building up is always less expensive than building out.  Consider designing loft space or bedrooms on a second level.  Keep dormer design under control so costs don't creep.

8. Don't get cornered.  A log home that has 4 outside corners is the least expensive to build.  Each corner beyond four (both inside and outside corners) will increase costs simply because there are more materials, added complexity which adds time to build.  

9.  Be your own general contractor.  If you have the time and knowledge to be the project manager of your log home construction, then you could yield substantial savings.  The general contractor wears many hats with some of the duties that might include: hiring and scheduling the subcontractors, oversees performance and quality, trouble shoots issues and conflicts, orders materials and tracks costs, etc.  Keep in mind the G.C. is a full-time job that requires you to be both on-site and in the office to keep the project moving.  Plus don't forget you're the homeowner who has to make all  decisions regarding amenities and products selections.  Check with your lending institution to see if they allow a homeowner G.C. option.

10.  Complete the design.  Seems logical, but finish the entire design as you move through the preliminary phases to final construction drawings.  If you take the approach of, "we'll figure that part of the house later, just draw it as is", be ready to accept the consequences, such as costly change orders and/or design or construction conflicts that may impact other areas of the home.  

11.  Understand where to invest.  Consider both short and long term approaches during the preliminary planning stages.  There are design and construction elements that must meet national, state and local building codes.  But beyond the codes there are areas of the home that you may want to invest if they are offset by lower operating cost over time.  Such as the higher insulation values, high performance windows, energy efficient heating and cooling systems,  high performance wood burning stoves or fireplaces.   Do the math yourself to calcuate if skimping on some of these items may actually be more costly over time.  

12.  Size maters.  Keeping the log home footprint in check will help keep material cost down.  If your builder of record is with you during the preliminary design process, he'll be able to explain the cost drivers for materials and labor based on the log home footprint.  

13.  Choose pine versus cedar logs.  Yes, cedar does have more resistance to heartwood decay than pine, but it also carries a premium price tag of 30-60% more.  So when you consider the cost differential between the two species, pine maybe the smart option for your log home.

14.  Room with a view.  Top-of-the-line premium windows and doors can get expensive and can be 8-15% of your total budget.  Most window and door manufacturers offer several product lines with varying degrees of options, quality and performance levels.  Shop smart and review the performance specifications between the manufacturers best and mid-level window and door offerings.  In many cases you'll find performance features that carry down to the mid-level which can save you thousands of dollars.  Ask your builder to review and explain performance measurements (NFRC Energy Star Ratings) with you so you can make an informed decision.

15.  Site planning is one of the most overlooked aspects of building a custom log home.  Your dealer and builder of record should walk your property with you (multiple times) to conduct a building site evaluation using your preliminary design.  They'll consider the entire scope of the project for the best placement of your new home and review things like the foundation elevation, solar angles, views, set-backs, utilities, driveways, maintenance, etc.  Your site evaluation probably will influence design changes, which may produce some cost saving opportunities, but the overall goal is to insure your log homes performance and costs are maximized based on the unique features of your building site.  

16.  Odd or even?  The majority of dimensional lumber and wood materials are produced in even numbers.  As an example, if you've designed your log home to be 27' wide, things like floor joists and other materials will be ordered at 28' to accommodate the odd number width.  Plus there maybe additional labor costs for all that cutting and trimming by your builder, not to mention the material waste.  So pick even numbers when you design your log home.

17. Upgrade later.  There are areas of the home that you can upgrade later to reduce your initial cost, such as flooring (carpet v. hardwood), fixtures (plumbing and electrical), counter tops (kitchen and bathroom), appliances, etc.

18.  Place interior log posts, beams and rustic accents wisely.  These beautiful log details add costs to your project.  Consider using these structural or design elements only is specific rooms such as the great room and forego areas such as bedrooms, bathrooms and hallways.

19.  Avoid custom built kitchen and bath cabinets.  Today you can easily find very high quality stock kitchen and bath cabinets with a variety of optional stain finish colors, sizes and operating hardware choices.  Custom cabinetry can cost 50-100% more than stock cabinetry.

20.  Needs and wants list.  By creating a list of things you must have ("needs") and a list of items you wish to have  ("wants") can help you prioritize your ideas when developing your design.  It's a great way to keep your ideas organize when you have to begin to make decisions as you develop your preferences through the preliminary planning process.  It's all about designing a log home with the amenities and elements that fit your vision, but also that fits your budget.  

Do you have some cost saving strategies you'd like to share?  Post them here.

The Leelanau Log Home Company LLC
www.leelanauloghomes.com


Copyright 2012 Under the Influence of Wood Blog

Log Home Design Basics: Roof Planes & Pitch

Many folks let out an audible "ooh & aah"  when they see a dramatic high pitched ceiling in a log home.  There's no question that a home with a high roof pitch and multiple roof planes has more curb appeal.  Just look around your own neighborhood.  These design elements are must haves for most log home lovers, but before you go design crazy there are some important considerations to understand that can influence the cost, performance and the look of your custom log home.  

Things to consider:

• High pitched and multiple plane roofs add higher material and labor costs, additional time to construct and complexity to your project.  
• If your design includes skylights, chimney chases, sun tubes, dormers, etc. penetrating your roof, how do they relate to the roof pitch and planes.  Are there conflicts that can affect the roofs performance?  
• Once you have your custom log home preliminary drawings, take a closer look at your roof design.  Does it make sense?  Meaning, are there areas where potential rain drainage capabilities are compromised or areas where excessive snow build-up can create roof performance issues?  Keep in mind, that both form and function particularity with roof design should not be in conflict.
• In colder climates such as ours, we're very conscience of snow loads and the potential for ice damming.  Your local/state building codes will require a specific snow load (in lbs.) at the time of design, but when you receive your first set of preliminary plans look at the elevations for potential areas that may require additional insulation, flashing, venting and other means to control ice damming.
• A higher roof pitch in most cases translates into higher ceilings inside, meaning that an additional volume of air space will require heating and cooling which will add to your monthly operating costs. 
• Consider lowering the roof pitch a little and upgrade to a 9' wall height (typical is 8') to create that feeling of airy openness.
• Depending on the design of the log home, you maybe able to incorporate flat ceilings in areas such as kitchen, dining, bedrooms, utility rooms, etc. and save those high pitched ceilings for the great room.
• Consider lowering the roof pitch a bit and adding gable end log trusses for exterior or additional log accents on the interior for design impact.

We hope this gives you a little insight into roof pitch and plane design.  Consult with your log home dealer and builder to review your roof pitch and planes for performance and cost.  An  intelligent design that looks good, built right and performs well will always stand the test of time.

By The Leelanau Log Home Company LLC
www.leelanauloghomes.com 

Copyright 2012 Under the Influence of Wood Blog

The Seven Most Frequently Asked Log Home Questions

Over the years we've been asked thousands of questions about log homes.  Here are the top 7 most frequently asked questions with an abbreviated response.

Question:  What is the cost of a turn-key log home per square foot?  

Response:  Full or solid log homes can start at $160 per sq ft and goes up from there based on a variety of factors, such as size of the home, complexity or simplicity of the design, amenities, species of wood, etc.

Question:   Are log homes energy efficient?

Response:  Yes they are, checkout the study conducted by the Log Home Council.  Click this link to read the study:  The Energy Performance of Log Homes

Question:  How much maintenance is required with a log home?

Response:   A log home does require routine maintenance as part of an overall maintenance program.  Typically a new log home will require re-staining at 4-7 years after completion.  But it all depends on how well the original stain finish was applied, type of stain used, if the raw logs where prepped correctly.  Usually the sides of the log home that receive the most sunlight during the day will need to be re-stained more often.  Today many stain manufacturers offer a maintenance stain coat.  Using a darker stain color (more pigment) will last a bit longer.  Plus it depends how well you maintain your log home.  Meaning do you keep corners and checks caulked, periodic washing and stain touch-up.  Read our blog post about this subject, plus read the Log Home Council on preservation and maintenance.  

Our blog post:  Proactive Log Home Maintenance

Log Homes Council:  Preservation & Maintenance of Log Structures

Question:  How long does it take to build a log home?

Response:Typically it takes approximately 6-10 months to build a custom log home.  But it depends on many factors that can influence the timetable such as, how well the homeowner and dealer/builder have done the preliminary planning, the size of the home, type of log home building system, complexity of design,  size of the building crew, level of communication between the builder and homeowner, weather, timeliness of sub-contractors, etc.

Read our blog post:  How long does it take to build a log home?

Question:  Air dry vs. kiln dry, what’s the difference and is one better than another?

Response: Logs that are air dried for typically 8-14 months or longer depending on the moisture content before they are milled.  Kiln dried logs are usually air dried for a period of time then are dried in a heated kiln for up to 30 days to remove the moisture.  Is one method better than the other?  We think that's the wrong question.  It's really a matter of quality or how well they execute their preferred method of drying the logs.  We've seen both methods that are poorly done resulting in excessive exterior and interior checking, staining and cupping/warping.  Visiting the manufacturer is one way to see for yourself, but if that's not possible ask to visit client projects and look at the logs yourself with the log home dealer.  

Question: How much do the log homes settle?

Response: This question is directly related to the question above.  A log that has a higher moisture content at the time of construction will typically settle a little more.  Each manufacturer will have engineered specifications on how much their log home package will settle (typically less than one inch to a 2-3 inches).  The manufacturer will provide specific instruction for the builder to follow so the structural integrity of the log home will be maintained and your windows and doors operate properly.  (Note:  does not include handcrafted log homes).

Question:  What's the best wood species for my log home?

Response:  Let's review some simple facts.  A log home manufacturer uses a wood species that is easily attainable and native to their region.  It's really about geography and the principles of economics that factor into what a log home manufacturer offers.  The pine (white, red, yellow, lodgepole) family is prevalent throughout the U.S. so it's the most common species offered.  It's also easy to dry, mill and build with and accepts stain well.  More expensive species offered in our region is cedar (Eastern White Cedar) which is known for its rot and bug resistance, but expect to pay 30-40% more.  So what species should you build with?  Well if you're building the in the Midwest, we recommend White Pine species.

For you wood geeks, checkout this book; The Wood Handbook  

Do you have a question you'd like to ask us?  Respond here or email us, we're happy to share our thoughts on any log home related subject.

By The Leelanau Log Home Company

www.leelanauloghomes.com 

Copyright 2012 Under the Influence of Wood Blog

Log Home Preliminary Planning Done Well

"Plans are nothing; planning is everything"

Dwight D. Eisenhower our 34th President

The preliminary planning phase is one of the most important stages of the log home buying and building process.  During this period, you'll define and establish key elements of your custom log home such as the overall design, explore features and amenities, construction cost and scope of the project.  So let’s break it down and review some of the  best practices in successful preliminary planning:

• Know your budget range before you engage a dealer and/or builder.  Get pre-qualified by your financial institution of choice for a construction to mortgage loan so you know your budget range.  Knowing your budget number is vital so you can make early decisions about log style/diameter, home style, sq. ft./size, finish selections, amenities, etc.  All these things have varying price points based on the quality and quantity that will influence the cost of the project.  
• Develop your Needs vs. Wants list for your log home.   This self-evaluation will help you define your priorities and better prepare you so you can make decisions about what's important to you for your custom log home.  Click on this link to read a previous blog post about this topic.   http://undertheinfluenceofwood.blogspot.com/2011/11/needs-vs-wants.html
• Share your budget range or minimum budget with your dealer/builder.  I realize this seems counter intuitive, but by providing the dealer with your budget will enable him to better guide you through the myriad of design and feature choices while evaluating your priorities compared to your budget.  Plus, the dealer will be able to explore cost effective options and solutions as your design develops.   Sadly some folks start this process and  don't know how much they can afford.  The downside is creating a design with features and amenities that they can't afford, resulting in their disappoint and wasting valuable time.    As we like to say, "form meets function, and funding".  
• Be able to describe your log home vision through a floorplan, photo's from magazines or the internet.  These visuals can help you describe your vision to the dealer/builder.  The folks who can best articulate their wishes accompanied by photos usually get a more accurate cost estimate for the log home package and construction.  If done poorly, you'll force the dealer/builder to make assumptions on your behalf and you know what happens when we assume.  We recommend that you organize your photos, floorplans, brochures, etc.  in a binder with tab sections for each area of the home.
• Sweat equity.  Are you planning to do some of the work yourself?  It's very common today, in fact almost all of our clients so some level of work to save money.  What's important here is to disclose what areas you wish to complete yourself and discuss in detail with your  builder.  Make sure you have the skills and time to get your part done within the timetable, if not you may cause a delay in the project.   
• Most folks try to fit the home to the land, but your land in many cases may dictate the design or at least influence your design choices.  It's vital that your dealer and builder walk your property with you (we recommend multiple times) to conduct a building site evaluation and develop a site plan.  They should be able to review with you how view angles, solar angles, wind factors, window placement, home placement, set backs, code requirements, minimal tree removal, etc. can affect your overall design.
• Your dealer/builder should be skilled at assisting you with the design of your custom log home.  Whether you start with a standard floorplan from the log home manufacturer or create it from scratch, your dealer/builder should be knowledgeable of code requirements, construction methods, manufacturers product line and associated costs.  Plus, make cost effective recommendations for labor and materials savings as you design the log home.  If not, you may have another decision to make.
• Understand the process.  Each manufacturer's preliminary process is a little different, but typically you'll work with the dealer to create the preliminary design that is sent to the manufacturer with enough detail to develop a preliminary cost for the log home package.  Some manufacturers will even provide you with a simple preliminary floorplan with elevations.  Couple of key points..make sure you understand how many plan review-revision cycles are included before you begin.  If your floorplan is well thought out from the beginning typically two floorplan revision cycles should be sufficient.  Also make sure you fully understand the manufacturers design to purchase process, like timetables for drafting/design, payment schedules and manufacturing to delivery of your log home package.  Depending on the time of year, it may take longer for these areas so ask the dealer for the current manufacturer timetables.
• Make sure you understand what's included in the log home package.  Each manufacturer offers different levels of package content from logs only to complete weather-tight shells, plus a full line of upgrade options.  You should receive a quote document explaining the components that are included with your package.  We highly recommend that you meet with the dealer representative so they can review the log home package quote in detail, plus get answers to all your questions.
• Get it writing.  Once you have scaled (1/4" = 1') preliminary plan drawings from the manufacturer in hand, your builder of choice will be able to develop a written preliminary cost estimate for construction.  This proposal is based on the culmination of your preliminary floorplan plus the decisions made over several meetings with a builder.  The proposal should have several line items for major cost centers, like electrical, plumbing, HVAC systems, shell-in labor, etc., plus detailed explanations associated with each line item.  The bottomline, you need to understand what's included and the scope of each line item.  Keep in mind, that the preliminary estimate for construction is not the final cost estimate number, but should be (if done well) complete enough for you to make a purchasing decision.  Again, if you haven't done a good job of articulating and defining your wants and needs to the dealer and builder, then both quotes often are lacking in accuracy or completeness.  
• Face-to-face.  If you're comparison shopping builders, make sure you meet with each builder to review their proposal in person so you have the opportunity to ask questions and allow the builder to go into detail about their proposal.  And if you haven't already spoken to their client references and made home visits to see the quality of construction first hand, get this done before your make a decision on the builder of your dream log home.

• The Take Away:  Budget your preliminary planning timetable wisely, expect to spend 3-4 months on this process alone.  Ask your dealer and builder to clearly outline the entire preliminary planning process so you know what to expect and can get prepared.  Remember your decisions that you make during this stage are the fundamentals of your custom log home. Don't make the mistake of rushing through this process, because revisiting overlooked items or requesting changes during the construction stage can be very costly in both time and dollars.  Planning really is everything!

By The Leelanau Log Home Company LLC

www.leelanauloghomes.com

Copyright 2012 Under the Influence of Wood Blog