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Here are responses to some frequent questions
I am asked regarding Log Homes:*
What is the R-value of Log walls?
R-value is a measure of the resistance to thermal flow. Log homes are a different animal and must be evaluated using a different criteria. A well built log home will perform exceptionally well due to the low thermal conductivity of wood fiber, along with the thermal mass of solid timbers. Accordingly, it will retain heat better in the winter and stay cooler in the summer. The actual R-value of a log wall will depend on the species and diameter of the wood. Typically, a log wall provides an equivalent R-value of about 1.5 per inch of log diameter. Government studies have documented that a typical log home will outperform a comparable stick-built home. In general, an 8" log wall is comparable to a 2"x 4" frame home with R-13 insulation, and a 9" log wall is comparable to a 2" x 6" frame home with R-19 insulation. But, it's not unusual for a log home to feel more comfortable and perform more efficiently than it's stick-built counter part, due to the impact of the "thermal mass" factor! The energy efficiency of a log home is also directly related to the workmanship used when putting it together, the sealing methods employed, and the dimensional stability of the log species. As in framed construction, sealing around doors and windows is of particular importance.
Log Drying Method
There are several methods of drying log home timbers, all of which have different merits. The important thing is that the logs be dried in some effective manner, especially in the arid climate of Colorado! My preference is for logs milled from standing dead timbers. This method ensures a thorough and natural drying process. Air drying and kiln drying frequently only dry the outer surface, and measuring standards allow for considerable moisture retention in the “heart wood” of the log. This causes the logs to split or “check” and to continue to settle for long periods as this moisture continues to escape long after construction is complete. Logs derived from trees which have been standing dead fro 4 -7 years are typically dried to the desired moisture content all the way through. Such logs maintain essentially the same look as the day you stacked them, and with minimal shrinkage! If living trees are used, those harvested in the Winter season typically have less sap/moisture content.
Where do your Logs come from?
It has been my experience that a log home built from a species indigenous to the area where the home is being built, will acclimate better to the environment and have a more natural look & feel. Engleman Spruce, Lodgepole pine and Douglas Fir harvested in Northwestern U.S. and southern Canada represent species well suited to this area. It’s worth noting that our timbers are comprised exclusively of these superior species. This sets us apart from many manufacturers that utilize a category known as “Western White Woods”. This group can contain a wide variety of species with undesirable variations in color, grain and behavior characteristics!
Exterior Preservatives
Your log home will need occasional maintenance to preserve its beauty and insure its longevity. Weather is the primary enemy of your log home. The home should have significant roof overhang (usually two feet minimum) on all sides to help protect it. The logs exterior surface must be protected with a stain &/or sealer that has ingredients to protect it from water and the suns ultraviolet rays. After a thorough coating at the time of construction, recoating should only be necessary every 3 - 5 years, depending on exposure and the quality of the preservative used. You can tell much about the quality of a product by its price! I recommend the use of penetrating oil-based products, as opposed to film & water-based stains. Application is a simple process requiring less effort than a typical paint job on a conventional home…. It can usually be done in just a couple days with a garden sprayer and a brush!
Wiring and Plumbing
Electrical wiring is not as hard as it may seem. The outlets are drilled down through the first few courses of logs as they are stacked and wiring run up from beneath the floor. Alternatively, outlets placed in the floor can be a nice clean look. Wiring for switches is concealed under door jambs. Plumbing is situated in interior petition walls, similar to conventional construction, as is duct work (with provision for settling as needed). I've never encountered a situation that can't be handled with a little foresight, ingenuity and perseverance!
Fire and Insurance for Log Homes
There is evidence that solid log walls have a slower fire spread rate than framed homes, actually making them safer. The burn rate for pine averages less than two inches per hour. The charring of the wood actually insulates the undamaged wood fibers from the effects of the fire! I've been informed by the fire mitigation dept. in my county, that a Log Home is the preferred construction in high fire risk areas. In actuality, due to the mass of the timbers, a log home is slower to ignite than a typical framed home, and often the damage left behind by a fire can be repaired via sandblasting! Fire resilience is further enhanced by the frequent use of metal roofs on log homes. If you are building within a fire protection district, then fire insurance for a log home should be the same as for conventionally constructed homes in the same area. Beware, inclusion of wood-burning fireplaces in the home can sometimes have a negative impact on insurance premiums.
What about Financing?
Log Homes are one of the fastest growing segments in the new home industry. With the growing popularity of log homes, you should find no resistance to financing whatsoever. Most banks, credit unions, or mortgage companies will appreciate the value of, and are eager to lend on log homes. There are several that even specialize in this type of lending.
How much will it Cost?
Typically, a log home will costs slightly more than a framed home, after all, we're dealing with solid walls versus hollow walls! Due to the array of variables that go into designing a Log Home, along with the broad selections of finishes and upgrades, it is nearly impossible to quote square footage prices. For planning purposes, I usually advise folks to figure on around $150 per above-grade square foot, for an average log home. Of course this excludes the costs of your land and improvements thereto (clearing, road, well, septic system, etc.). If your lot will facilitate a walk-out basement, this is sometimes very economical space. Again, there are many factors that can impact this guideline. If you have a plan in mind or run across one in a magazine, we're only a few questions away from providing you with an estimate on your log package. I can provide a "finished costs" worksheet that will assist you in determining a more accurate total costs estimate for your home.
Will construction require any Special Knowledge?
Construction is not a lot different from conventional building. I can furnish you a list of experienced Log Home builders, from which you can select a builder that meets your satisfaction. Most construction details are addressed in the design stage, but I am always readily available for question, consults and technical assistance throughout the construction process. Many clients with some basic construction knowledge decide to build their home themselves, or at least participate in some capacity. Many folks are surprised at how fast the log walls & roof structure are erected (although the pace slows down with the detailed finishing work). It's like building a puzzle with really big pieces, and it's a once in a lifetime experience!
Is a Log Home Environmentally Responsible?
As opposed to some construction materials, wood is a renewable resource! Our logs are milled exclusively from standing dead forests (frequently from forest fires or beetle kill), or forest land already designated to be cleared. Rocky Top and it’s suppliers are extremely considerate of environmental impact, and actively involved in reforestation.
What is included in the "Package"?
I usually encourage clients to order only the "Log Package" from us. This typically includes only those components that are unique to the manufacturer – wall logs, posts, beams and railings, along with all sealing and fastening materials. This allows the General Contractor to shop locally for other materials (saving on freight charges), and to order them as needed and avoid expensive storage & safeguarding measures.
How do I get started?
It's ideal to have your property selected first so you can tailor your house plan to the lay of the land, views, access, etc. As a licensed Colorado Real Estate Broker, I can assist you with locating the perfect piece of ground. Once you have a basic plan in mind, I'll assist you in drawing a preliminary floor plan from which we can provide you with a FREE / No Obligation estimate for your package. Then, you can decide if you want to proceed with the drafting of your complete house plans. We can provide detailed drawings and specifications, complete with engineering, as required by your local building department. The charge for this Design Service is very reasonable, just a fraction of the costs of an architect (who typically are not familiar with log home construction & design)
I'm sure you have other questions and I'm eager to address them and assist you in making this difficult decision. I would also encourage you to utilize the many Log Home Magazines on the news stands, as a valuable source for educating yourself about the many interesting elements of Log Home construction. Feel free to give us a call for an informal chat regarding log home construction and your intentions. NOTE: Beware of WoodsCrest Log Homes... info available upon request!
*These responses are opinions based on the authors personal experience. You may find contrary responses to these questions from alternate sources. You are encouraged to carefully investigate in more depth, as you see fit.
Have other questions?
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