Click on this link: Isometric Drawing Page

This will help you understand the differences and similarities between Log Homes and conventional stick frame homes, but first here are some... LOG HOME BASICS.

How long does it take to build a Log Home?

Many of today's custom log home owners become frustrated with the length of time it takes to build their home. One would think that modern methods should reflect shorter construction times, but Custom Log Homes today, on average, do take longer to build. This is due in part to some proven methods that cannot be improved upon, going back in Log Home history to European craftsmanship, skills, and techniques still used today in the effort required to properly build a Quality Custom Log Home. This approach requires patience from the homeowner, but can lend itself to a beautiful dream home, with a high quality level of craftsmanship.

This is the standard of quality that this generation expects .

The right approach requires thought, creativity, and an efficient, yet patient application of skills, but can be labor intensive due to the Custom nature of construction. Comparing a Custom log home's construction time frame, with that of a Custom, stick-frame home, is misleading.

Custom log homes of equal square footage will always take longer to build. A Log Home Builder with a good crew, should be able to properly Dry-in an average size Log Home in under Four months, after the log Package has been delivered to the building site.

It could take up to 6-10 months longer to finish or "turnkey" a Custom Log Home, although these time frames could be longer if you are building a Handcrafted Log Home, and construction can take longer if the floorplan is larger, and has many custom features such as fireplace, decking, vaulted ceilings, weather, commute to the site, suppliers, building inspections, or other factors can change this guideline as well.

How much does it cost to build a Log Home ?

With this in mind....building a Log Home log home does not have to cost a fortune to become reality. If you choose to do most of the work yourself, you can probably build your log home for as little as $65 per sq. ft. On the other hand, if you have all the work done by a builder, and purchase upscale fixtures and features, it could cost $250 per sq. ft. or more.

Although to suggest a certain price per square foot is only a guideline/starting point, I do think that an affordable custom log home without an owner's participation can be built for around $125.00 - 150.00 per sq. ft.... That is, if you are carefull with options and upgrades!

Bear in mind that depending on where you are at, you will always realize a large home equity when building from scratch!

Consider these 2006 trends in construction costs for conventional stick-built custom homes:

West Coast States Region ………………..…200.00 – 300.00 per sq. ft.
Rocky Mountain States Region ………......150.00 – 250.00 per sq. ft.
Central Midwest States Region…………....110.00 - 175.00 per sq. ft.
North Eastern States Region ……………....225.00 - 350.00 per sq. ft.
Southern States Region……………………...125.00 – 200.00 per sq. ft.

One of the most cost effective methods of building a Log Home today, is a "Log-Stick Hybrid". This method combines many features you would normally expect to see in a custom built log home, but will cost much less! This is due to the unique combination or Hybrid of conventional 2x6 stick framing, and Log & Timber Framing techniques.

There are certain ingredients that, when included in your project, will produce the quality that you want, and be cost effective as well. This is the formula I suggest for every project.

Planning + research+ resourcefulness + planning + patience + planning + sweat equity+ an understanding mate + cash savings = A lower than expected cost for a high quality dream home.

Notice, I did not include a lender in the formula. Although a good relationship with a lending institution is very helpful and valuable, using a Lender to finance the construction of a custom log home, should be avoided until the second or finish phase of construction if at all possible. Although financing a log home is certainly a common practice.

You will find a list of Log Home Lenders by clicking this link.

Should I finance the construction of my Log Home ?

As per statistics about ten percent of all properties sold in US are through Owner financing. The main reason is that it is much easier for both the buyer and seller and requires less documentation in comparison to conventional mortgages. You can browse through the article provided at Mortgagefit.com to know all the details about owner financing and its Comparative advantages for buyer and sellers.

You can also review what the Log Homes Council (LHC), has to say about some important News in Log Home financing options.

I highly recommend that you visit these links above,to get a good grasp of some of the best financing options available.

If you do not plan well, then try to finance most of your Log Home Project, you may experience what the couple below did in this true case in point.

I once was asked to build a custom log home shell package for a couple who thought the fast track to building their home was what they wanted. They started without proper planning of what they wanted (their first mistake). To make matters worse they did little research about the cost of Log Home construction in their local area. (they were from another state). I had built them a custom log home a few years earlier, and they sold it for a good price which created a false sense of financial security when they desired to build another log home in their present more expensive economy.

I urged them to slow down, wait until we were available to build for them, and plan carefully this next project, but they chose to press on having secured a high paying job in the area, and feeling that they had a good handle on the process.

So...They hired a contractor with little or no experience in Log home Construction.

After numerous cost overruns due to a "money is no object" attitude, many unplanned delays, (11) full sets of blue prints, and (2) construction loan extensions later, they were 16 months down the road and about 85% complete.

Although the building site was lake front property, they were fast approaching the appraisal cap for their home. Not only did they pay a premium for much of their project, but the construction loan became very costly when they took longer than the bank's time requirement. The Homeowner made enough of a salary to pay for much of the initial costs including the log work package out of pocket, but instead chose to finance all of it.

We were not the General Contractors for this project, because we were not available for anything but the log shell package for this project. If we had been... we would have insisted on a different approach. The first home we built for them went well because we had many years of log home experience to offer them, and were in a position to advise them more frequently. They also hired a builder who was available at the time, but lacked proper experience in building Log Homes.

This approach should be avoided!....

We have had the opportunities at times of educating builders not familiar with Log Home construction, as well as assisting other Log homeowners with proper planning before and during the building process.

They have saved time and money as a result. Plan to delay financing your project as long as possible, but soon enough to make this decision count when financing is needed.

You will find a list of Log Home Lenders in our recommended links section, as well as those links we provided above.

Proper Planning...

This is what Your Project Manager or General Contractor provides.

The Homeowners in my true story did not plan this project very well, and did not enjoy a cost effective result. Most of this could have been avoided. If they had approached their goals in a realistic, frugal, patient mind set, things could have gone smoother. To top it off, they had to promptly list their home for sale, because the man was laid off from his job, and they were forced to move from the area. They lost all their equity, because they had to sell an unfinished home.

Don't make these mistakes! Building a custom log home has been a very satisfying experience for the people who are dedicated to proper planning .

Consider the following:

1. Plan the floor plan and concept of what you expect to build and keep your research, and your focus current.

2. Try to save as much money as possible before you ask a lender to help with the rest, (at a higher interim construction loan interest rate).

3. Plan to start the log package construction well in advance of the time frame you expect to build in, so that most of the construction loan period is started after the log shell package has been re-assembled on it's building site foundation/sub-floor. This will give you precious time to devote to the finish craftsmanship of your home. (most Banks and lenders require a home construction project to be completed within 6-9 months or you will face added costs and loan penalties) To accomplish this, you should plan to save at least 25% of the total cost of your home before you tap into your construction loan.

4. If at all possible purchase and store as many of the components, fixtures, materials, etc as soon as possible when they are on sale to avoid paying a premium for them. Many suppliers will work with you to set up a will-call/delivery equity account for short periods of time, where you pay for those items in advance as you can afford them. Then in a few weeks suppliers will deliver them to you or you can pick them up as you need them. You should keep good records if you choose this approach.

Now you are ready to start or are you ?

Building a home is a lot of work, even if you don't do a lot of it yourself. Your family will need to understand the process and the sacrifices they may need to make to see the project through. This process has been very enjoyable and relatively stress free for many when they plan periods of rest and relaxation at strategic phases of the construction process. get all your ducks in a row and move ahead with confidence!

Who should I purchase my Log Home Package from ?

This is a great question. the purpose of this website is to offer you the best information possible to help you make these kinds of decisions. Although we can not make a specific recommendation, we can give you some suggestion of what to look for in a good log Home company, and assist you in finding the Log Home Company that best suits your needs. Please go to our recommended links section for further information on Log Home companies.

We will now tell you what to look for in a good Log home company.

A good Log Home company will offer you many clear, well defined choices in stock floor plans, and current costs to build the Airtight or Sealed shell for those floor plans. These companies have produced these same floor plans many times, and will be able to provide very accurate construction costs. If you choose a custom floor plan, you can expect higher costs for the design work, as well as a longer wait for delivery of your Log home Package. Many good Log Home companies, have a dealer network in place nation wide.

These Log Home Companies will pre-package all of your floor plan's components, and prepare them for shipment in a few weeks, after they receive your payment for the Log home Package. When the pre-assembly process ends, they will carefully mark, label, and prepare the package for shipment. Once the re-assembly process starts at the building site, the average log home package can be dried-in /weather tight, in less than a month, generally in a couple of weeks if your Builder and his crew are ready to start. At this point it is important to stage materials and tools carefully to avoid weather damage while the log package and roof build-up process is under way.

After the home is "sealed-in", interior work can begin. Coordinating sub-contractors to work in conjunction with each other can be productive when the various tasks don't conflict with each other. If possible avoid scheduling more than two compatible tasks inside the home at once. Most sub-contractors are more efficient when they don't feel crowded. Check and double check your materials lists, and try to have materials ordered and onsite well in advance of when you need them. If not you will be paying a plumber, carpenter, or electrician top dollar for sweeping floors and drinking coffee.

Window suppliers always require at least 1 month advance order, and are still often delayed in shipping. Check them out to make sure they fit, or you will be frustrated when you have to board up a window opening while waiting to get the right ones shipped.

Finally, It is extremely satisfying to arrive at the moment when all inspections are checked off and all you have left to do is move in and enjoy!!! This has been accomplished many times over, when the right attitude, planning, and people are involved with you to make you dream home a reality.

We would like the opportunity to work with you, and help you accomplish your goal of building a quality log home.... You will then begin to enjoy... The Log Home Lifestyle!

 

Email: Log Home Masters

 

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The Log Home Lifestyle

"The Log Home Lifestyle" - Ebook