Are Log Home Kits Worth the Price? – What You Need to Know Before Buying a Log Home Kit
If you are planning on building the project yourself, go into it with your eyes wide open. When buying a kit, typically they will include a framing package, log package and a roof package. When these are put together, your log home will be “dried in”. Once your home is dried in, it is only 30% complete. So, if your package costs $50,000 and putting it together costs another $35,000. You will have a $85,000 shell that is 70% away from completion. Many log home owners get in over their heads by not realizing that a kit only consists of the “shell”. When planning your project, consider the fact that you will need three times as much money as the cost of the kit plus construction of the shell. Note that if you are planning on building yourself, unless you have extensive experience in log home construction, a kit is probably your best option.
The leading log home companies (Jim Barna Log Homes, Kuhns Bros. Log Homes) not only will provide you with a wonderful kit. They will also send you to a builders class which typically lasts two to three days. Some will even provide someone to assist you during the “log stack” phase of construction. This part of the construction is usually the most daunting to the novice because of apprehension over installing the plumbing and electrical systems. There are a few manufactures who will provide you with everything to complete your home right up to “turn-key”. Turn-key is the industries way of saying that it is a totally complete project which includes fixtures, trim, appliances and even the kitchen sink. Beware of this type of kit, remember, kits are typically for the do-it-yourself market. When you purchase a kit home, you are usually paying a mark-up of 35% to 60% on your construction materials.
Most log home companies realize that there are people out there smart enough not to pay these mark-ups. Check with your sales representative and usually you can purchase just the logs or the logs along with the roof package. Many consumers wish to have exposed beams with tongue and groove ceilings in their new log homes as opposed to a hidden truss system typical on most homes. These exposed ceilings are possible with a “built-up roof system”. A built-up roof system typically starts with your support beams covered with tongue and groove pine. This is topped with a layer of tar paper which in turn is covered in two to four inches of expanded styrene foam (much like the cheep squeaky coolers used to keep beer cold on a fishing trip). This layer in turn is held down with lathing which is sheeted over with 1/2″ plywood or O.S.B. and then covered by another layer of tar paper and finally your roofing of choice. This can be metal roofing or shingles, whatever you prefer.
If you find yourself looking at log home kits, remember that if you can find a capable builder, they can usually purchase the materials direct from a wholesaler and save you thousands of dollars on your home. Keep in mind that it is illegal to use someone else’s log home design on your home unless you buy your materials from that individual. Every year hundreds if not thousands of home designs are stolen each year and the designer isn’t compensated. Few if any log home companies will sell you plans without selling you their entire product. So be careful!!! If you find a builder willing to use someone else’s plan without permission, that should tell you enough about the builder to know not to use him. Odds are, if he will cheat the designer, he will cheat you.
When contemplating a builder for your log home, it is best to find someone who is not only familiar with your particular brand of home (as each log home company uses different methods and materials for construction). It is also a good idea to get as many references as possible. There are companies throughout the United States that broker builders. Beware, they usually are not that familiar with the builder that will eventually end up on your site. References are the key, log homes are a complicated product. It is an easy thing to mess them up. I have seen some real butcher jobs done, where the homeowner has little to no recourse against the builder. This is where the builder broker will leave you to pursue the builder and the builder will point to the broker. I have seen it more than once. Find a log home owner who is not only happy with their home, but one who did not have any problems with the builder. Now this is easier said than done as everyone has problems with their builder and few if any homeowners would want to repeat the process. What were talking about here are major problems like roof leaks, sagging floors, bowed walls, corners out of square, out of plumb and financial irregularities.
Make a point not to over-pay your builder. Only pay for a percentage of work completed. If you are not sure how to calculate this, then find an outside consultant who you and the builder can agree on and let them set the percentages to be paid for. GET THIS IN WRITING… Do nothing in this business without getting it in writing. Ironclad contracts with your suppliers, builders and sub-contractors is the only way to protect yourself. Even with contracts, do not overpay your subs, as if they get 80% of their money for 20% of their work, you may not get them back on your job until they want or they may not come back at all. Protect yourself at every turn.
One last note on log home kits before I go. Log homes are high maintenance, when finishing the outside of your home, use a well respected finish that comes with a warranty. I personally would use nothing but Sikkens, it is more expensive than other brands and it is a three to four step process depending on your area and the product you choose. However, it will last longer and maintain its finish better than other products. If you are building on a budget, Woodgaurd is a decent product, but you will find yourself re-coating every 5 to 8 years depending on your area and the surroundings of your home.
Kits, are they worth the price? The short answer is yes, if you are planning on building it yourself or if the home you want is only available as a kit. No, if you have a builder capable of buying the product wholesale and is competent enough to cut your logs on site. With that said, beware, beware, beware. For every success story in the log home industry, there are three horror stories. Some of these people will not realize their fate until months or years after the fact. Also, ask your sales representative how their company seals door and window openings to prevent air penetration. This also applies to wherever two logs butt one another in a wall. If they do not have a good and ready answer or say that they will have to get back to you on that, run! If you have further questions or need more information, feel free to contact me through A.C. Thank you Thank you Thank you
