Innholdsfortegnelse for Log Home Buyer's Guide September 2022 i Log and Timber Home Living

Building a custom log home has many distinct advantages. It also comes with some risk. While you are in control of the design, materials, finishes and other elements, you also must trust your log home producer, builder and a host of trade professionals to realize your vision. If you do your due diligence, everything should work out according to plan, but one area where you certainly won’t want to leave anything to chance is in the financing. For most, paying for your build usually starts with a construction loan, and then the long-term loan (mortgage) is addressed down the road. While it’s possible to obtain construction and permanent funding separately, such an approach would include two loans, each with its own qualification requirements, underwriting and closing costs. That’s a significant…

Milled log home producers make up the bulk of the market, accounting for roughly 90 percent of new log home sales in the United States. The key to the milled, or “manufactured,” log is the uniformity of the top and bottom horizontal surfaces (1) and how they join together (2). Using high-speed, precision machinery, every log is cut to very close tolerances so that the prepared timbers fit snugly when stacked in a wall (3). This speedy fabrication translates to a quick turnaround when it comes to delivering a log package. Generally once the plans for a log home are complete, it only takes a few days to mill the logs for an average-size home and a few weeks after that to deliver them. Although some milled log home manufacturers…

When you start shopping for a wood species, keep these factors in mind to help determine the kind of wood that’s appropriate for your design and location. ■ Decay resistance varies in each species. Some species, such as cedar, oak and cypress, have natural decay-resistant properties, whereas others require treatment to boost their resistance. Most wood species used in log home construction are rated moderately to highly decay resistant. ■ Insect resistance is higher in some species, such as cedar, which contains resins that make it less palatable to insects, but no wood is insect-proof. Preventive measures, including stains and coatings with insect-deterring additives, should be taken no matter what species you choose. ■ A log home’s energy efficiency is based on the wood’s insulation properties and its thermal mass.…

Many log home buyers want to know what the “best” species is for log home construction, but the truth is, there isn’t one type of tree that beats out all the rest. Log homes of varying species have been standing for centuries, and with proper care and modern wood preservatives, they have excellent tolerance against natural enemies such as decay, insects and moisture. Our advice is to start with a type of wood that appeals to you. Ask yourself if you like the look of large knots and prominent grain (typically found in pine) or prefer few knots and straight, inconspicuous grain (most cedar). Maybe you want a hard, dense wood species (oak) or something a little softer (spruce or pine). Geography may play a role. Though most manufacturers can…

Many people assume that log homes, as a concept, are a style unto themselves, but they’re not. Logs are a versatile building material that can lend a unique twist to a host of design motifs, and if you allow yourself, you can get quite creative with the way your house looks. As you plan your home’s exterior appearance, gather a collection of photos, illustrations, renderings and the like that speak to the styles that appeal to you, then present them to your design team. They can take your ideas and refine them into the home of your dreams. And you never know … you may end up creating a brand-new house style all your own! cabin Log homes are almost synonymous with cabins. And while not every log residence is…

Hiring a qualified builder who you trust is a top priority in the log home purchasing process. Often, the first thing home buyers want to know is how much a builder is going to charge — and yet, that should be the last point that factors into the decision. What really matters is finding a contractor who has the experience, reputation, proper licensing and connections, as well as the communication and problem-solving skills needed for such an important job. In short, when it comes to achieving your dream log home, builders are key. Without them, your log home is nothing more than a pile of materials. So how do you make sure your candidates are qualified for the job? Start with the following questions. 1What is your experience? Experience is…

“As a builder, I’m not just a guy who assembles houses; I’m also an advisor,” says Dan Mitchell, Owner of Eagle CDI in Tennessee and a log home builder for three decades and counting. “Years of boots-on-the-ground experience has taught me many lessons (as well as a trick or two) that help my clients save money while achieving the log home they always wanted, and it will be your builder’s job to guide you toward the best methods to achieve your goals.” To create that “dream team” dynamic on your own job site, heed Dan’s sage advice: 1. The key to having a successful working relationship with your builder is to practice patience. For starters, there are more buyers than builders out there, and the more rural your property is,…

A standard forced-air HVAC system takes up a lot of space – both in terms of the unit and the ductwork required to get the conditioned air to your rooms. Opting for a high-velocity HVAC is a game changer. “A high velocity HVAC is one-third the size of a conventional system, as is the flexible tubing — traditional bulky ducts are eliminated,” says Scott Intagliata, co-owner of Unico, a leading manufacturer of these systems. “It can fit anywhere.” In homes where mechanicals have to fit into a tight or difficult space, or in a log home where concealing ducts can be more challenging, high-velocity HVAC systems offer a compelling solution. Couple this compact equipment with their exceptional performance (they have a leak rate of less than 3 percent compared to…

Short-term construction loans operate a little differently than the standard mortgage most people are familiar with. A construction loan pays for the materials and labor needed to build your home. These loans are made for periods from six to 18 months and have higher interest rates than mortgage loans because, as far as banks are concerned, they carry more risk. Lenders will want at least a 20 percent deposit because of that risk. Typically, you pay only the interest amount until the home is completed and then the mortgage takes over (assuming you have a construction-to-permanent loan), adding the construction loan principal into that mortgage. Before granting construction loans, lenders study the project and evaluate the builder’s ability to complete the home according to the plans, budget and schedule. Once…

Q: What insurance do homeowners need during log home construction, and when should they get it? A: “Builders-risk” insurance is the primary means to insure for property exposure claims during construction. Builders-risk insurance is active while projects are under construction, renovation, remodel or repair. It’s best to secure builders-risk insurance prior to starting the project. In the case of a construction loan, builders-risk insurance is normally required before the loan closing date. Q: What does builders-risk insurance cover? A: Consider it like homeowners insurance but without personal-contents coverage. This type of policy covers the structure and materials during construction only, including certain types of loss, damage or destruction of property, but it excludes claims of defective work or design. Liability is normally not a part of a builders-risk policy, but…

Handcrafted log home providers tend to be smaller operations than their manufactured counterparts. Most produce the logs for their homes much the same way that early settlers did: Using hand-held tools, they remove the bark from the trees, then cut and shape each log one by one. Some of these tools are power assisted — chainsaws, chippers, sanders — but others are the same tools used for centuries, such as the broad ax, adze and chisel. The way handcrafters select and cut their logs differs significantly from the methods used by milled-log companies that stress uniformity. Handcrafters generally select logs that span the full length of a wall, and each log is cut and shaped to fit a specific location in the home (1). When a handcrafter works with full-round…

Logs intersect at the corners but rest securely on one another the entire length of the wall. There are three basic ways to design full-length support systems: 1. Flat-on-flat horizontal interface surfaces are perhaps the simplest. They usually use a butt-and-pass corner design, dry or well-seasoned wood that isn’t prone to twist or warp, a good sealant and a nailing schedule. The logs provide a broad base for support, but there’s no second line of defense should the logs twist or warp and the sealant fail. 2. Swedish cope is a concave-over-round design where the top of the log is left naturally round or milled round, and the bottom surface is cut away to a concave crescent shape. The two outside edges of the concave surface rest on the round…

1. Scale Down and Simplify. Logic would dictate that a 4,000-square-foot house is more costly to build than one that’s 2,000 square feet, but that’s not necessarily true. Size certainly impacts price, but so does complexity. A design with lots of angles, bows and bump-outs will cost more than one that’s linear. To save money without sacrificing space, build up, not out. A large footprint usually costs more in excavation and foundation work than adding a second story does. 2. Be Wood Wise. Wood is a commodity, and some species cost more than others. Log diameter also plays a role in a package’s price tag. For example, a 6-inch log will cost less than one that’s 8 inches; and white pine will cost less than Douglas fir. Shop your options,…

Traditional construction starts with a skeleton of 2-by-6s and seems to take forever until it looks like a house. But a log house is much different — from the day log erection begins, it immediately starts to look like a home. This instant gratification is fun, but it’s also serious business. In conventional construction, a structure’s weight is supported through a web of stick framing and targeted loadbearing interior walls. But in a log home, structural support rests almost entirely on the perimeter log walls, so it’s critical that they are built with precision. The load-bearing log surfaces are known as the “horizontal surfaces.” They form the top and bottom of the log profile, or its shape as viewed from the end. The logs’ sides are referred to as the…

1 The lowdown on upkeep The key to a home that lasts is to outsmart Mother Nature. Sound design tactics, such as deep, protective overhangs, coupled with strategic construction tactics, like extending downspouts at least 4 feet from the structure to force rainwater away from the wood and foundation, are all important, but stains and sealants will be your first line of defense, post-construction. Some log home providers will recommend certain types of stains and sealants for their systems, but builders have valuable insight into the type of product that’s ideal for your home and the local climate. Turn to them for advice. 2 Roof matters Your home’s roof system should not be an afterthought. It can have a sizeable impact on your overall satisfaction with the house, but it…

When the owners of this mountain beauty first approached architect Jamie Daugaard, they had three “musts” on their list. The first was that the getaway spot feel like a true Montana cabin. Because the couple owned homes all over the world — from France to Florida and various spots in between — they wanted this house to reflect the area’s vernacular architecture. That meant three things: logs, timbers and stone. Thankfully, these hard-working materials fit the house’s planned purpose perfectly: “They wanted this to be a place where they could enjoy the full Montana experience, particularly fly-fishing and skiing,” explains Jamie, who’s a member of the American Institute of Architects and the principal architect of Centre Sky Architecture. The project’s interior designer, Erika Jennings of Erika & Company, echoes the…

An informed appraiser is the key to getting a fair market valuation of your log home. Many appraisers, even those with years of experience, aren’t familiar with log home construction and may not know how to fairly estimate a log home’s resale value. If you find yourself in need of an appraisal, either to finance an existing log home or to qualify for a construction loan, you’ll find helpful information in “Appraising Log Homes.” This free, 13-page booklet, written by log home construction expert Jim Cooper, is designed to help appraisers and lenders accurately determine the value of log and timber homes by familiarizing them with the distinguishing characteristics of these custom wood structures, including styles, construction, cost variables, market trends and points of comparison with other types of housing.…

Current economic conditions weigh on every financial decision, and these days the economy certainly is making headlines. Words like “inflation” or “rising interest rates” can make prospective log homeowners cringe. Right along with those concerns are “supply chain issues” or “shortages of materials and labor.” It’s enough to rain on your log home parade, but don’t run for cover quite yet. These issues can be worrisome, but if they’re understood, they can be taken in stride. The search for the right loan to help finance your log home dream is still well worth the investment of time and energy, so, let’s take a look and what’s happening in the marketplace. There’s Money to Be Had “Banks have money to lend, and they’re looking for good loans all the time,” comments…

It’s easy to recognize a log home when you see one. In fact, it’s one of the few home styles on the planet that the average person knows at a glance. But within the log home genre there are a number of nuances and fabrication techniques that make these houses unique, which is why folks who are new to the log home world sometimes feel a bit confused by the choices before them. So how do you know where to start? First, keep in mind that there are several types of log homes that dominate the field: milled (aka, manufactured), handcrafted and half-log. Oftentimes, a company will specialize in one of these categories; but some of them sell across the spectrum. In addition, there is a “hybrid” home style, which…

Engineered/laminated timbers are like the Clark Kent of log homes. Seemingly mild-mannered, innocuous sections of planed wood are bonded using adhesive and pressure to transform them into a super-strong “cant,” and then are milled into a specific profile. Providers specializing in this type of log assert that, in addition to each individual log’s strength, walls made from these timbers are also highly resistant to checking and settling. And, thanks to meticulous attention to detail, it’s hard to tell that the logs are not cut from full trees. Varying grain patterns on the butt ends are the only giveaway. Log Erection. Building a log home with engineered timbers is no different than building with milled logs. Because they, too, are cut with precision to a uniform shape and diameter, these homes…

Nearly all milled log home providers require a deposit at contract signing. Some companies’ deposits are refundable; some are not. Make certain that you have a written statement explaining the provider’s policy before you write a check. Payment terms differ among handcrafters. Generally, they expect a down payment of up to one-third of the total once you approve the plans. When work is underway, progress payments are required. Final payment, depending on your provider, will be due before the logs leave the yard, when the logs are erected or, if the handcrafter is also doing your finishing work, when the job is complete. If the provider you choose prepares construction drawings or does any amount of design work, that cost is generally deducted from your deposit, if you decide not…

1Start with a clear picture of “home.” Before you start speaking with log home representatives, it’s important to have a solid idea of what you need and want in a house. Its design will be a key contributor to the company you select, as many producers specialize in particular log species and styles. So if you know you want tongue-and-groove cedar logs, you’ve automatically eliminated any companies that don’t offer this product. 2Due diligence does wonders. Thorough research is at the heart of every good decision, but when you’re planning to make a purchase as substantial and important as the place you’ll live, it’s vital. Draft a short list of companies that can fulfill your vision as directed by point #1, then read everything about them that you can find,…

DECORATORS are focused on making things look pretty: where pictures should be hung, ensuring colors are coordinated, positioning furniture in the right place, etc. INTERIOR DESIGNERS are involved in the home’s layout, and when it comes to log homes, this can be trickier than it is with conventionally framed houses. Simple things like placement for entertainment systems or Christmas tree lights are something many people don’t consider while they plan but can become a challenge later on. Working with a licensed interior designer can help remove these obstacles. In fact, lighting in general is a specific area that requires additional attention in a log home. Wood absorbs light, and, as such, log homes run the risk of feeling dark if an adequate lighting plan isn’t in place. A full understanding…

LOG HOME DESIGN: WHERE TO BEGIN? A Q&A with a leading log and rustic-home design/build firm steers the design conversation in the right direction. Many people who are planning a custom log home can picture it in their mind’s eye. However, pulling that vision out of your brain and accurately conveying it to a log home designer or independent architect can prove to be something of a challenge. Fortunately, it doesn’t have to be hard. MICHAEL GRANT, a designer and principal with Modern Rustic Homes, has been helping people achieve their rustic home dreams for more than two decades. We picked his brain to demystify the design process and learn how to make the conversation between buyer and designer a fruitful exchange of ideas. Q How does the design process…

There is a wide range of products available to protect log homes. Your log provider or builder should recommend stains and sealants that will work well with your wood species and region, but it’s important you have a grasp on what it is they plan to use and how they will be applied. Here are a few of the most common options: CAULK. A sealant used to fill joints and spaces between logs. Often, it’s clear or a color that matches the tone of the wood, making the caulk virtually invisible. Caulk comes in tubes or pails and is applied with a gun in a narrow bead. The soft, moist bead dries to a tough elastic barrier that protects the interior from air and water penetration. CHINKING. One of the…

Time and money are two things you never want to waste on a project as important as the place you’ll call home. Your builder likely will charge for labor and materials in one of three ways: fixed bid; cost plus (also referred to as “time-and-materials”); or a combination of the two. Here’s how they differ: 1 FIXED BID This reflects the exact amount a builder will charge for construction, as well as the home’s completion date. In theory, you get what you want and the contractor gets paid what he wants. Pros: The more straightforward the project, the easier it is to contract for a fixed bid. Plus, a contractor will be looking for the best deal on all materials to be competitive. Trade contractors, such as electricians, HVAC installers…