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Measuring log homes

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Kathleen V

Freshman Member
Joined
Nov 30, 2009
Professional Status
Certified Residential Appraiser
State
Wisconsin
I am wondering how my fellow appraisers measure log homes. Do you use exterior measurements? Do you account for thickness of the log? Is there a formula to adjust for thickness of log and affect it has on interior living area? Duh...
 
ANSI says to measure from the exterior. That includes the thickness of the exterior walls.
 
I tend to get stuck with them more than I care for, and I always measure them on the exterior, just like any other home. Whether their corners are saddle notch, butt and pass or dovetail, it's easy to determine which log sides indicates the "exterior" of the wall you're trying to measure.

As for deciding what the thickness of the log wall is, it too is simple. Measure one of the exposed log ends outside as a start. If a home is very custom (varying log sizes), then it can get sticky, otherwise log diameters are close to uniform enough to just go with measuring 1 or 2 of the exposed ends. If the interior is drywall finished or tongue/groove paneled, then you have to guesstimate that thickness - it generally isn't that thick - less than 1" to maybe 1.5" if there is a styrofoam insulator (99.9% of genuine "log" homes have no exterior wall insulation - so no worries about it.) Take a screwdriver in with you and remove a electrical outlet cover if the interior is finished, if you want to get down to the exact thickness. I've never had to measure the interior of a log home to get a wall distance - not including basements, and sloped upper levels/dormers, of course. And I've probably done close to 50 of them since becoming an appraiser back in the early 90s.

This all goes out the window if the home is simply "log sided" or "half-log/D-log sided", but then again, that means it isn't technically a log home at that point. I've seen half-log siding on manufactured doublewides.

No, there is no formula. Formulas, I find, are flawed anyway. Some wall thicknesses in normal stick-built around here range from .42-.45ft for vinyl and Masonite, to .75-.77ft for brick veneer. This goes against the .50 most guidelines allow. An actual wall thickness is easy to determine on a home that has an attached garage - if you use a tape measure and know how to define a control point from which to measure in the interior vs exterior.
 
ANSI says to measure from the exterior. That includes the thickness of the exterior walls.
Exactamente...
Instead of excessively thick 2x8 walls stuffed with a ton of fiberglass insulation, you have 15" (???) solid wood walls.
Still, you measure the same way.
 
Welcome to the forum. The Ask an Appraiser section is for the general public to ask questions. I have moved your thread to the appropriate place.
 
I measure from the outside of the inside logs.

loghouse.jpg
 
Outside Walls to outside walls.....no outposts sticking out....IMHO. At least that's the way to get true measurements. Include the thickness of the beam but NOT the outcropping. Just my way.....for what it's worth.
 
Anytime I had any of my NC loggers appraised, they were measured as suggested above--from the inside of the outside logs. Anytime I've ever appraised one myself in Florida, I've done it the same way, as does our local property appraiser.

P.S. Not the smartest investment I ever made.
 

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Outside...the effective R rating of a log (via its mass) is higher than insulation thus is a benefit anyway.
 
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