A log home builders perspective

Working closely with a client for months to plan, design and build their dream log home you get to know them.  From awkward beginnings evolving to collaborative teamwork, that relationship is cherished and often lasting.  Each project is unique as are the experiences of stacking logs to shingling the roof, quick lunches on a favorite log cut-off to frozen fingers nailing up cedar shakes in January and everything in between. Memories that are etched in our minds.

On a recent visit to a clients home I snapped this photo.  Ah the memories...

The Leelanau Log Home Company LLC
www.leelanauloghomes.com

Copyright 2014 Under the Influence of Wood Blog

What's the best time of year to start building my log home?

The best time to start construction in Northern Michigan is during the summer/fall months.  Our winters are very cold and timing the project start can pay off with some advantages.  Lets explore some of the reasons why.

-For most builders and sub-contractors, it's easier and more productive to work in the summer versus the winter months. Productivity is really compromised during the winter months when workers must wear bulky clothing, thus move more slowly and become less efficient.  Some will contend winter construction can impact the overall quality outcome, but that's subject to debate. The bottom-line, the work is more enjoyable and efficient when your not battling your environment.

-Typically there are many more work delays in the winter due to frigid weather temps (Polar Vortex!) and dangerous wind chill.  Plus the days are longer during the summer months so more work can be accomplished.

-It may cost you more to start the build in the winter months.  There are extra precautions when installing footings and foundation in the winter which will require ground heaters, warming blankets or heated enclosures and the associate labor costs.  

-Getting the log home package unloaded and delivered to the construction site can be challenging with snow on the ground.  Also moving and staging the log home package and other materials on the site is much easier during the summer months.


-You'll have additional expense to keep the site and driveway plowed and temporary heat and lighting so work can continue during the dark days of winter.

-There may be additional labor costs for items that are constructed during the winter months, such as roofing, building the weather tight shell, etc.  Ask your builder if there is a winter differential charge for labor.

The Take Away:  If building in a cold weather climate such as ours, work out  a preliminary timetable with your log home dealer and builder very early in the process so you can avoid a winter start. If the majority of the construction is headed for the winter, get your foundation installed during the fall before the snow flies and frost begins to penetrate the ground.  The bottom-line, warm weather starts are the best time of year to start building your log home in Northern Michigan.



The Leelanau Log Home Company LLC
www.leelanauloghomes.com

Copyright 2014 Under the Influence of Wood Blog

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