Appraising a Log Home

[Dave Dolan]

I'm looking for some insight into how log homes compare to a standard stick-built home. Questions I have are:

Are log homes inferior/ superior in quality, fuel efficiency, longevity when compared to a standard stick built home. I am looking for any differences inherent in the structure when comparing an average log home to an average stick built home.

I have scoured the web and find conflicting info. EG, in one case I found info that asserts that a log home is generally more fuel efficient. In another article I found info that log homes are susceptable to settling and creating drafts that compromise fuel efficiency.

What about longevity?

What about cost to build?

Any first hand info or reference sources would be appreciated.


Thanks in advance,


Dave

 

[Tim Hicks (Texas)]

Dave,

Unfortunately, there is no pat answer. There are so many degrees of construction quality in log homes, just like any other style of home. That is why lenders demand two log home sales with log home appraisals, so that the differences to other traditional styles of construction do no become an issue. Here in my market, we have kit style log homes to high quality log homes and seem to stray from one end of the spectrum to the other. This year alone, I have appraised a $58,000 log home and a $375,000 log home with vault in the basement. The $58,000 log home was actually nice and almost equal to other frame home construction, while the $375,000 log home was superior to many brick homes in the area. So, the answer is...it depends.

 

[Dona Roberts]

Marshall & Swift

If it helps, Marshall & Swift has a section on log homes-If I remember correctly, it was "very good" construction, superior to frame or CB. Appreciate other posts also, there are different quality log homes.
I spent a couple of hours doing a cost approach on a log home recently and it came in very close to the sales approach. Good Luck.

 

[Wayne Tomlinson]

Log Homes

The spectrum of "log homes" is quite diverse.

They vary from full log homes to the opposite extreme where the home is actually conventional construction with just log appearing siding.

You will need to be very careful that you are comparing similar construction systems.

A friend put a full log home, and I have been in contact with him over the years. The logs expand and contract, the side walls are made is such a manner to allow this to happen.

The peddlers insist that R factors don't count on a log home. That may be but your furnace is not aware of that nicety, the heat still has to go somewhere.

I recommend, Just be careful in what you are looking at. I have found that even though there are several in my market, the comps are all in some other county, the market is limited. Marketing time is likely to be much longer, at least in western Illinois.

Wayne Tomlinson

Wayne

 

[Mr Rex]

Did one log home earlier this year, had pine logs, and the carpenter bees had put litearlly thousands of holes in the logs and had tunneled almost completely through the trim on several of the windows. I bet there were several hundreed buzzzing about while I was measuring, I started to retreat and go get a tennis racket, but got er done. Local pest guy told me he spent 2 days treating the house afterwards and he would only warratny his treatment if he came back annually.

Had another one recently, same thing, carpenter bees having a feast, but not as bad. Lady mentioned she was refi-ing to pay to apply a "Spray on Vinyl Siding" type coating, since the bees typically will not try to bore through a painted surface. Told her she might want to google about complaints about "Liquid Vinyl siding" etc. before she went through with it to avoid potentailly exchanging one problem for another.

 

[Dave Dolan]

Thanks for the replies. One thing that is difficult (if not impossible) to do is evaluate the quality of the comps.

 

[Scott Lanz]

Dave,

In regards to longevity, a log home should last longer than the typical home, given quality construction.

Expansion and contraction are part of the drying process and chinks will appears which is common.

The most important part, or at least one of them, of log home construction is to make sure all water is drained away from the structure, especially any area around the base. This includes reducing any splash from water on the ground. Overhangs should be larger then a typical home, a recommendation is around 4'. Along these lines, any underground sprinkler system should not be spraying on the side of the building (saw this once). Rotting base logs are extremely costly to replace, if it can be done at all.

My research indicates that log home buyers accept the limitations of the construction. That is assuming the home is full log on the interior which decreases the ability to make changes with interior walls and electrical. Log sided homes have many of the same exterior issues.

Upkeep of the logs is also genearlly more expensive over the years depending on which products you use. Recently had a 2,300 square foot home walk-out and the staining ran around $5,000. The home was around 4 years old.

Costs are generally higher and have a wide range depending on the type of log. If by chance your using Red Pine, the logs will often sap out the first year.

I have appraised numerous log structures both commercial, and residential, and my brother-in-law just finished his third building. He hand scribes the logs for his construction.

Hope that helps. There was a class around some years ago that my office took on log construction. It was quite good, the instructor took the students around town and looked at the log buildings and pointed out the weaknesses. Not sure if that class is still around or not.

Hope that helps

Scott J. Lanz

 

[Mike Garrett RAA]

Standard answer...."it depends".

IN MY MARKET, log homes (new construction) generally are superior to tract built frame construction. I always try to use log homes as comparables when appraising a log home.

 

[Mr Rex]

Thanks for the replies. One thing that is difficult (if not impossible) to do is evaluate the quality of the comps.

Call the realtors, some can be extremely helpful, of course others are a waste of skin and breathable air.

 

[The Dog]

I own a log home rental on 40 acres built in 1920 with home cut and hewn logs. Mint Condition. Insulation value depends on the size of the logs and whether they are tongue and groove, or chinked. Also whether ceiling is open (common in log homes) and what type and quality of windows and doors are used.

Now to your your questions:

1) Make sure you find what quality and size the logs are. How is the construction ie is it tongue and groove, is it log on log with chinking or ?
2) Are they from a kit (ie in our area, often the logs are custom cut and built on factory, then taken apart and trucked to site, and reassembled.), or are they cut on site by the owner and then assembled. Big difference in quality and cost.
3) Are the logs treated and aged, or where they installed green. If treated and aged, yes they will last as long or longer than a stick built home. Next question is how are they maintained, (almost as important as how the earlier question) We treat the logs every two to three years (sealant) which is the key to upkeep. Also, make sure roof overhangs take the water away from the foundation. Moisture kills logs faster than you can count on.
4) I would NOT compare logs to stick built homes. In my area, it is a different market, even a submarket with in a market. Logs on larger lots 10+ acres close to public lands commend a premium over all ready premium construction costs when compared to stick built homes. Logs closer to the city or on city lots are actually selling at 30-50% loss vs construction cost. So it is important to know your market and its reaction.
5) If you cannot find a log home, try other non traditional construction before going to a stick built. If you have to, go back in time and see if there were any older sales upon which you can arrive at a market adjustment of logs vs. stick built.
6) As far as efficiency, if it is built well, it is tighter and more efficient than a stick built home. But the problem is that a log home is not a log home. Make sure you visit a log home builder and get familiar with different types of constructions and quality.
7) The very good home is superior in my opinion to most stick built homes. Prices in our area are around 25-35% higher than stick built if in the right location (important to determine if it is a location adjustment or a construction adjustment).
8) The log home market here is limited, but very active if the lot is right. The buyers of a log home generally indicate that they specifically wanted that type of construction and DID NOT CONSIDER stick built homes.

So I guess in summary, the answer to all your questions is: It depends