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By Steve Lykins Architect/Engineer at Hochstetler Log Homes
Light is one of the most important tools for architectural design. Light is what allows us to experience our world and our surroundings through our sense of sight. It can be said that the human experience is par-tially defined by light. So make no mistake: light is very important! Often times lighting and electrical design are an afterthought during the design of any home. With log homes in particular, lighting is especially important because the walls and ceilings typically have a natural wood finish, which is unique and beautiful, but does not reflect light like a relatively smooth painted drywall or plaster surface. Think about lighting the interior of the home as well as the exterior of the home. Think about how lights inside the home will look from outside the home at night. With a log home it can be especially difficult to change lighting design after construction has started, so start planning early!
There are four basic functions of lighting to consider in the design of a log home: general lighting, special task lighting, architectural lighting and security lighting. Look at every room and space in the home and decide how each of these functions will be met. How will you see in order to walk through the room safely? If it is a Kitchen, how will you light the work surfaces? Do you want to accent the beautiful heavy timber roof system with some directional lights? How will you know when someone approaches your home from the drive or street?
The next step is to consider what types of light you want to introduce. There are two basic types of light: natural light and artificial light. Building codes govern both natural and artificial lighting and the amount of light required for any given room or space. Of-ten your most basic lighting needs will satisfy building code requirements, but you might choose to work with your designer and/or electrician to be sure that you meet building code requirements. The placement of windows, doors and perhaps skylights during the design of your home will ultimately impact the amount of artificial lighting required. Think about how you will orient the home on the site to take advantage of the rising and setting of the Sun during different seasons. Think about providing shades or awnings for big spans of glass so they don’t gain too much heat during summer. Be sure to include generous amounts of glass (whether windows or doors) in the spaces that you spend the most time. Many times the Great Room, Kitchen and Dining Room are most frequently used. Some folks also spend a lot of time in their bedroom and/or bathroom. Perhaps your workshop in the Garage or your hobby room in the basement is where you spend most of your time? Natural light is said to improve human emotion and some experi-ments have supported this claim. Be sure that you will enjoy the time you spend in these spaces by adding some natural light!
You must also use some artificial light because natural light is not always available when and where you want it. While there are many many types of artificial light, there are a few that are well suited for log homes. As far as light fixtures go, track lights are a good choice for lighting log homes. They are installed from a single point but many can be pointed in almost any direction. This is a great way to achieve architectural lighting for a big stone fireplace, heavy timber ceiling or custom woodwork in the home. Wallmounted fixtures (or ‘sconces’) are also a great choice for log home lighting. They can be installed easily on interior walls and they can invoke an intimate feeling very different from that of a basic ceiling mounted light. Chandeliers also have their place in log home design. A chandelier can be a great design feature for a Great Room or a Dining Room. Of course many task lights come in the form of an appliance (i.e., desk lamp, reading lamp) that can be moved around the home for flexibility. Other types of lights common to log homes are pendant lights over a Kitchen island, fluorescent strip lights for workshops/garages, vanity strip lights for bathrooms and of course ceiling mounted lights for a variety of applications. Recessed lights or ‘can’ lights are sleek and have a bit more contemporary feel, but they are difficult to install in a heavy timber floor/ceiling or heavy timber roof. You should consult your designer or electrician during preliminary design if you want ‘can’ lights in your log home as planning for them will be very important.
There are several types of lamps (‘bulbs’) that are available for most of the fixture types listed above. Incandescent lamps have been around for over 100 years and they produce a warm, amber-colored light. These lamps are great because they enhance the warm and cozy feeling that is part of the log home experience; however, many codes require lamps to meet energy efficiency requirements that most traditional incandescent lamps do not meet. Consult with your designer or your electrician. Flu-orescent lamps are gaining popularity, especially as “compact” fluorescent lamps. These are the “spiral” type lamps that are so common now. These lights are great from an efficiency standpoint, but they emit a notoriously “blue” colored light. This is often not desirable for a log home, but some manufacturers are now producing warm-colored, compact fluorescent lamps and there are also lenses available for some fixtures that will change the color of light being emitted. Another op-tion is an LED lamp. LEDs are relatively new to the residential market so they may be expensive, but their efficiency is second to none. And, many manufacturers now produce LEDs that will emit just about any ‘color’ of light that is desired. At today’s prices LEDs will not take long to pay for themselves, so they are well worth the added cost if you will be in your home for 5-10 years or more.
Some thought should also be given to the control of lighting fixtures. Dimmer switches can not only control the amount of light that a lamp emits (effectively changing the ‘mood’ of a room or space) but they can also greatly increase the efficiency of a lamp, too. If you choose to use some dimmer switches be careful in selecting lamps because most compact fluorescent lamps are not dimmable. Motion switches will detect motion in a room or space and automatically turn the lights on only when someone is using the room. Photo switches can automatically control a light fixture based on the light in the environment (turn a light on at night and off during the day). Timers can automatically turn lights on and/or off at a scheduled interval. Lighting controls are a great way to save money on your electric bill!
Again, light is one of the most powerful architectural design tools available so put some thought into it early on in the design process. Think about how it will allow you, your family and your guests to enjoy the natural beauty of your log home and how it can enhance the design of the home. Think about how you will use light to help define your own human experience!
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By Jara Thomas Proprietor of JT Interiors
Building the log home of your dreams? Your building plans are finalized and now it’s time to start selecting your interior elements and finishes! Where do you start? So many decisions to be made: painted or stained cabinets, wood or tile flooring, granite or quartz countertops? With so many options available it’s easy to get overwhelmed. First, take a deep breath and remember this can be a fun and exciting process. You just need a plan!
As a general rule of thumb, I prefer to start with the heart of the home, the kitchen. Start with your kitchen cabinets. There are 2 basic styles of doors to choose from with variations on edging profiles. The first style is a raised panel option (traditional) and the second style is a recessed flat panel (shaker). Next it’s time to determine if your cabinets will be stained, painted, or perhaps a combination of the two. You can add a pop of color on the kitchen island while keeping the wall cabinets stained or a neutral paint color.
Once the style and finishes of your kitchen cabinets have been made, it’s time to move on to your flooring and countertop options. When considering your flooring options (wood, tile, L.V.T), do your research and determine which type of flooring suites your budget and lifestyle. Also keep in mind that if you’re doing a tile floor that has a lot of variation and movement consider choosing a countertop material that won’t compete pattern wise. Or vice versa, if selecting a wood floor, consider choosing a countertop material that does have some variation or “movement”.
With some of these main design choices made (cabinets, flooring, countertops) other materials and finishes, such as backsplash tile, wall color, and cabinet hardware options will start to fall into place. However, if your selections aren’t coming together like you thought they would and your questioning some of your design choices, consider hiring an interior designer to assist you. That’s what we’re here for!
By Steve Lykins Architect/Engineer at Hochstetler Log Homes
My own design philosophy is that we design homes and other structures for the worst conditions that we expect they might encounter during their lifespan. In fact, these extreme conditions are the reason that we need shelter. Our shelters would look very different if every day was 72 degrees and sunny with just enough breeze to keep us cool. We must anticipate events such as floods, tornadoes, earthquakes, blizzards and fires. Of these events, fire is universal. Fire can happen anywhere anytime, whether it’s cold or warm outside, whether you’re on a mountain or on the coast. Here’s a brief look at why a log home is a top choice for endurance and integrity in a fire.
There are a number of technical publications out there that support the idea of a log home as a fire resistant shelter. For technical reading see “Fire Performance of Log Walls” prepared by the Log Homes Council Technical Committee, “2012 National Design Specification for Wood Construction” published by the AF&PA American Wood Council and “Structural Fire Design: Wood” published by the Forest Products Laboratory. This article takes a more practical approach while considering these technical aspects. As a practical experiment, next time you are enjoying a nice campfire or you’re warming your bones next to your fireplace or wood stove, toss a handful of sawdust into the fire. Observe how the sawdust combusts in a flash. Next, take a piece of a 2x4 and toss it in the fire. Observe how it burns much slower than the sawdust, but still burns almost completely within about 30 minutes. Finally, toss a large 10-inch diameter piece of a log into the fire. Observe how it takes hours and hours for this piece to burn completely. This is a practical (and cozy) way to understand how log homes perform in a fire. When a large piece of timber (i.e. log) is subjected to fire it begins to char. This layer of char on the outside of the log forms an insulating layer that protects the rest of the log from the effects of the fire. This char layer on a burning log works very much like some high-tech intumescent paints and coatings used to protect steel and other building materials from fire.
This experiment uses only a single log. Now imagine a wall of logs stacked on top of one another where each log helps protect its neighbor. This wall of stacked logs will perform even better in a fire than a single log or timber. Some credible log wall fire resistance tests have been performed showing that the wall might stay structurally intact for 2 ½ hours or more, allowing plenty of time for occupants to escape! It is no surprise then that a stacked log wall will perform better in a fire than a post and beam or especially a stick framed wall, in which the wood is exposed to the fire on all sides. In post and beam and conventional stick framed construction the walls generally have cavities, which feed the fire in the wall with oxygen allowing it to grow hotter, faster. This type of wall construction may burn to the point of collapse in as little as 20 minutes. It is for these reasons that solid log walls (at least 6” thick) are afforded a 1-hour fire resistance rating by current building codes, with even greater fire resistance ratings for thicker log walls. Independent, third party testing agency Underwriters Laboratories, Inc. has listed a log wall assembly as a 1-hour fire resistance rated wall construction assembly for use in not only homes, but structures of all types.
Log walls do not always need to have a fire resistance rating. Residential building codes only require an exterior wall of a home to be fire resistance rated when there is a neighboring structure (i.e., shed, garage, barn, etc.) within 30 feet. However, where a Garage is attached to a home, the separating wall between them must have an equivalent 1-hour fire resistance rating. These requirements are meant to contain a fire after it has already started. It is wise to also take measures to try to prevent the fire from starting in the first place.
Fire prevention is first priority. On the interior of the home fires may be prevented by design (i.e., maintaining clearances around fireplaces, stoves, etc.) and by lifestyle. Simple choices such as not burning candles, not smoking and carefully checking cooking appliances after use can go a long way to prevent fires from starting. On the exterior of the home, fires may also be prevented by design (keep distance to neighboring structures) and also by choosing to clear an area about 30-feet from the structure of vegetation and combustible materials, keeping trees pruned 6-feet from the ground, regularly removing limbs and leaves, cleaning gutters, storing firewood at least 20-feet from the structure and using a spark arrestor for wood burning appliances. Consider that a metal roof is afforded a better fire classification (usually Class B) than an asphalt shingle roof (Class C) because the metal ignites at a much higher temperature and because a burning shingle may break off and blow to the neighbor’s house to start another fire.
Fire detection is the second priority. A simple installation of a smoke detector (or preferably a series of smoke detectors) is commonly known as the single most important factor in surviving a fire in a home. Locate smoke detectors immediately inside and outside each bedroom or group of bedrooms and be sure there is at least one smoke detector on each level or story in the home. Many fire suppression systems (“sprinkler systems”) are initiated by detection of smoke or heat from a fire, or both. A fire suppression system is an important consideration. While they are costly (ranging from about 1%-7% of the cost of the home) they save lives. How much is a life worth? Especially when it comes to your family? Keep in mind that fire suppression systems do not have to be a traditional sprinkler system that sprays water on the fire. Some systems use foam and some use an inert gas to smother the fire and starve it of oxygen. Some building codes are beginning to require fire suppression systems in new residential construction, but there is much resistance.
Fire containment, prevention and detection all add cost to a home, but in the case of a fire in your home they prove their worth! In fact, some features (like fire suppression) are given a credit by homeowners’ insurance providers. Some homeowners’ insurance policies for log homes have a higher premium than that of a comparable conventionally built home, but it’s not for the reasons you might expect. As we now know a log home will contain and withstand fire much better than a comparable conventionally built home, but the log homes are typically built in rural areas (further away from fire stations and fire hydrants), are sometimes second homes or vacation homes where the Owner does not live year-round and are generally more costly to replace because of the amount of labor involved in their construction. We must consider that a conventional home with the same criteria will likely have a higher insurance premium, too. So it’s not necessarily the fact that the home is constructed of logs that makes the premium higher, it’s more a factor of the location and use of the structure.
A dear family member of mine once said “I think log homes are beautiful, but I wouldn’t want to live in a pile of kindling”. My response was “A log home is more like an insulated fire safe than a pile of kindling, but that stick built house that you live in currently is like a pile of kindling wrapped in highly flammable plastic”. I have to give her credit though, because a log home certainly is beautiful!
Frequently Asked Questions About Insuring a Log Home
Fortunately, in the grand scheme of things, the cost of insurance is a bargain compared to what it provides—peace of mind that your home will be made new again if it is damaged or destroyed. That same kind of peace of mind comes standard when you buy from a member of the Log and Timber Homes Council. Council members have agreed to a set of membership requirements that offer safe guards to homeowners during the buying and building process. Learn more about these safeguards here.
Just as with the construction of a conventional home, your new log and timber home will need insurance before, during and after construction. Because log and timber homes are a niche market, you should shop carefully for a policy that meets your needs. Here are come common questions and answers to ensure you are an educated insurance shopper.
A: Even before you buy and build your dream home. The ultimate price of your insurance premiums will depend on a host of factors (more about that later), but you’ll need to include that cost in your budget. You’ll also need to obtain insurance during construction, called “course of construction” insurance. Today, this type of insurance automatically converts a homeowner’s policy once construction is completed. (In the past it used to be two separate policies.)
A: No. Some of the largest nationwide companies do offer policies for log and timber homes, such as State Farm, Met Life, Merrill Lynch, Allied, Farmers, USAA, etc. Other insurance companies may not offer coverage to log and timber homes. It’s not that the companies are singling out log and timber homes; rather, many companies are withdrawing from home insurance altogether because of a dramatic increase in natural disasters (think hurricanes and floods in recent years). Other factors included the high price tag lawsuits for mold damage in conventional homes and problems with drywall from China.
A: Start with your current agent. Today many agents represent more than one insurance carrier. You can also shop online or ask your builder/dealer and other log and timber homeowners in your community. When you are checking your builder’s references of past clients, ask these log and timber homeowners who they are using, the agent and company and ballpark cost for insurance.
A: It often depends on where you are building. The cost will be tied to the appraisal value and any risks associated with your location. These factors will be weighed by insurance underwriters when determining your premium.
A: Either handcrafted or milled log and timber homes are insurable, as long as professionals produce the home package. If you chop down your own trees, scribe them and build your home like the pioneers did, you will find it difficult to obtain insurance since underwriters will find it difficult to evaluate your performance as a builder or the value of your home.
A: Yes. If your building site is located in a floodplain, a hurricane, tornado or earthquake-prone area, or a steep slope, you will pay more for insurance. Insurance underwriters also require access to water for fighting a house fire, to limit damage. When determining your risk, your insurance agent will note your home’s proximity to a fire hydrant (up to a thousand feet is acceptable), the distance to a fire station (within five miles is desirable) and whether that station is staffed by professional fire fighters or merely volunteers. All these factors will influence your insurance premiums.
Your building site, community and state are typically given fire ratings, from one to ten, based on the risk of wild fire. The lower the number, the better the rating and the less expensive your premiums will be. If your home is located on the edge of a national forest (meaning lots of fuel) with nothing but well water as a source, then your fire rating and cost will be increased. Some building codes require water storage for fighters to access, such as a pond or cisterns.
A: Ever filed an insurance claim or missed a credit card payment? With the Internet and today’s computer capabilities, our lives are an open book to the insurance industry. Our credit rating and our past insurance claim history dramatically influence the rates we pay.
This is why your agent will advise you to only file claims where there is serious damage to your home.
A: Log homeowners may be able to obtain a reduction in their residential insurance premium based on what kind of roofing materials they specify during construction. High impact and fire resistant roofing materials reduce the risk of fire and hail damage. This is why insurance carriers reward homeowners that opt for these products.
Some insurance carriers can also offer discounted premiums for fire sprinkler systems, anti-backflow plumbing devices installed in finished basements to block sewer backups and whole-house surge protection devices to mitigate damage from lightning strikes.
A: Chose an agent experienced with insuring log and timber homes. For example, it’s helpful if the agent can understand the different between full log systems (both milled and handcrafted) and half log systems (which are more akin to conventional construction with 2-by-4 or 2-by-6 framing).
Agents familiar with log and timber home construction recommend policies that specify reimbursement of the full replacement value in the event of the home is lost to fire or other natural disaster. Be aware that some insurance carriers leave it up to the homeowner to track the full replacement value of their home each year.
Loss of home from nuclear war.
Damage done by sewer backup into a finished basement.
Insect (bees, termites, etc.) infestation.
Vermin (rats, mice, bats) infestation.
Wood rot.
Damage from domestic animals.
Any other damage that happens from a lack of homeowner maintenance
Kevin and Debbie came to Hochstetler Log Homes with a sketch to get an approximate building cost for a log home. Hochstetler Log Homes quoted there standard high-quality material components, along with our guarantee that if there are shortages of any material estimated, we will provide at no additional cost.
After receiving the quote from us for $179,000, they went to another log home manufacturer and got a bid of the same sketch for $50,000 less, a 40% savings! As far as Kevin and Debbie knew, it was the exact same deal, only $50,000 less! After sharing a copy of the competitor’s estimate in order for us to review, we found that they were quoting air-dried logs, conventional roof system, cheaper windows and doors. Also, at the same time, they were missing 20% of the material that they would have needed to finish their home! After redoing our quote to their specs, we were more than $10,000 less than the competitor! Always compare apples-to-apples.
Unsuspecting homeowners can easily get taken advantage of by going with the lowest number. Had Kevin and Debbie gone with the lower cost package, they would have ended up paying more for a log home that didn’t have good quality, name brand materials that last a lifetime. The question is, “How can you protect yourself?” Fortunately for Kevin and Debbie, by the “luck of the draw,” they ended up with the better deal.
We recommend taking a different approach other than going around and collecting estimates. To get a true apples-to-apples comparison you will need a professionally-drawn preliminary drawing. They usually cost from $2000 to $5000, depending on the complexity and size of your home. However, it may easily be the best investment that you make on your home.
After picking out a handful of viable companies that can produce what you want, visit their manufacturing facilities and see for yourself their quality or lack thereof. Then, choose the company that you feel you can work with and trust. Have them draw up your concept and preliminary plans that fit your turnkey building budget.
Make yourself a specification sheet listing, the size/shape of logs, timbered or conventional roof, type of doors, windows, door knobs and metal or shingle roof, etc. Next, get a price for the material from them and from several other second choice companies as well. When you get the bid, be sure to ask, “is there is anything else I will need to complete the home.” Make sure when they say the door is included that the door knobs go along. Any items that are missing, get a price from a seperate supplier and add it to the quote. Sometimes these items can add hundreds of dollars but may be included in some manufacturer’s packages.
When you have all the bids back you are now ready to compare. Keep in mind that each company may not have the same quality components. You can usually tell if a company is using subpar building components. When you want to build a dream log home you don’t want to always buy what’s cheapest. You want doors that work and windows that last. You are likely investing years of your hard-earned savings on one of the largest investments in your life. Why not spend it wisely on quality that last’s and pass your legacy to your children and grandchildren. What you want to look for is someone you can trust that supplies high quality at a reasonable price.
A piece of land may look perfect but could have hidden issues, such as soil that won’t support a foundation or allow for proper sewage drainage.
If you can't build what you want on it, the land is essentially worthless. So how do you avoid getting stuck with a bad piece of property? Here are some key tips to help you evaluate whether a property can become your perfect log home site.
Before you buy, think about how you plan to use the land.
There are several ways to find the ideal land for your log home:
Ensuring the land is legally buildable is crucial. Here are some key questions to ask:
Even if the land is legally buildable, construction challenges could add unexpected costs. Consider:
The land itself plays a major role in your home’s design and energy efficiency:
Beyond purchasing the land, there are other expenses to factor into your budget:
Before buying, take advantage of these resources to gather important information:
There are some less obvious factors that could affect your enjoyment of the property:
Buying land for a log home requires due diligence, but with careful research, you can find the perfect property that meets your needs. By evaluating legal, environmental, and construction factors upfront, you can avoid surprises and ensure your dream log home is built on a solid foundation—both literally and financially.
If you are looking for land to purchase and not sure where to look, there are a lot of great resources on the internet. These sites allow users to post their land for sale so that their land advertisement or listing can reach a broader audience of land buyers. This is great news for people who are looking for land.
Most of these sites are very easy to use and sure beat getting out of the house. By narrowing down the search online first, it can dramatically decrease time spent visiting property in person.
Anyone that visits the websites on this list will quickly realize that each of these sites has their own specialty and way of doing things. But each of them sells raw land none the less. Depending on the type of land that a person is looking for, that will determine which one of these sites is best.
Landandfarm.com focuses exclusively on land and farms and not so much on houses or buildings. If the land for sale has buildings on it, then it might be on Land and Farm but it won't be showcasing the buildings. Land and Farm is all about the land. In fact, when a dropdown is clicked that says "Search Land For Sale" these are the menu options:
What that should tell us is that land and farm is a marketplace exclusively for land. How do they make money? If a person wants to advertise their land for sale, then they have to pay land and farm a subscription fee. At the time of this writing Land and Farm claims to have 10 million+ acres of all the different types of land mentioned above for sale. At the time of this writing, according to a third party site, landandfarm.com gets about 1 million site visitors per month. This might be useful when comparing each website's relative popularity among land buyers. (Although not all the websites mentioned are purely land sellers like land and farm so take it for what its worth)
Zillow.com is a well known online market place that focuses on almost every aspect of real estate. People sell land, houses, investment property and the like, all on Zillow. Zillow may not be the best site in order to locate a piece of farmland(although there are a few rural land listings on Zillow). There's no doubt that Zillow focuses on the residential homes market. But if a person is looking for something like a vacant land lot in order to build a home on, then Zillow will be a great place to look. It is also useful in order to find a realtor that will suit your needs as there's a large listing of realtors on Zillow. According to a third party website, Zillow has 172 million site visitors per month. It might be accurate to say that there are more people searching for homes than for land.
Loopnet.com is another great place to search for land. Loopnet specializes in commercial property listings. This doesn't mean that the property won't have buildings on it, however, if a person is looking for land to build commercial buildings on top of, then Loopnet will be a a person's best bet. Loopnet has an easy to use interface and offers both a commercial property for sale and commercial property for lease option. It is also a great place to find a commercial broker as they have an extensive list of brokers all over the United States. In order to list a property, a person must subscribe to one of Loopnet's tiered packages.At the time of this writing, Loopnet's home page claims they have 5 million site visitors per month with 800,000 listings and $425 billion in property for sale and 6.3 billion square feet for lease. Those are very overwhelming numbers to say the least.
Land Watch is similar to Land and Farm in that they exclusively focus on rural land sales...whether that's for hunting, timber, waterfront, farms & ranches, or homesites, Land Watch is a place to list it and for a land buyer to find it. On Land Watch's home page, they also have a section for international land as well as land auctions. In order to search for land on their site, is free. However, in order to list or advertise, a user will need to subscribe to one of their tiered packages.According to a third party site, Land Watch receives 1.6 million visitors each month.
In recent years, Realtor.com has transitioned from a destination for finding realtors to all things involved in the home buying experience. Similar to Zillow, Realtor.com's main focus is on individual homes. That means that if a person is looking for a vacant residential land lot, then Realtor.com will be a better place to look than a site like Land Watch. As one might imagine, Realtor.com is a great place to find a realtor to help with the search for the perfect piece of land.At the time of this writing, a third party site shows that Realtor.com gets 66.9 million site visitors per month.
Lands of America is run by the same company that owns and operates Loopnet as one can quickly tell from the site logo. And similar to Loopnet, its obvious that this company knows and understands where real estate and the internet meet because the user interface is very simple and easy to use. The search bar begs for the user to conduct a search...even if they aren't looking for land. Lands of America is a site similar to Land and Farm and Land Watch where they focus mainly on rural land listings. The business model is also similar to Land Watch and Land and Farm. In fact the same company that owns Land and Farm also owns Lands of America, and when a subscription to one of them is bought, a subscription to the other one is granted with that same subscription. They call this the "Land.com network."At the time of this writing Lands of America had 400,000 site visitors per month according to a third party site.
Trulia.com is owned and operated by the same parent company as Zillow. In fact, they used to be competitors but a few years back, they decided to merge and become one company. Trulia is very similar to Zillow in ways beyond the fact that they are owned by the same parent. Trulia is a site that focuses mainly on residential real estate...meaning homes and houses. If a person is looking for rural farm ground, Trulia is not your site...but if a person is looking for a residential vacant lot for sale, then Trulia will be a better option than say, Lands of America. At the time of this writing Trulia had 53 million site visitors per month according to a third party tracking site.
Homes and Land is a well put together website for people searching for primarily houses for sale. But as the name implies, Homes and Land is a great place to look for a residential vacant lot as well. Homes and Land comes to us via the same company who created the Homes & Land magazine publication that many people subscribe to. Other features that the site offers include the ability to find an agent or to find a home or apartment to rent. And of course there's a section in order to subscribe to their magazines. At the time of this writing Homes and Land had 426 thousand site visitors per month.
Landflip.com is just one more option in the list of sites that offer rural land for sale. According to their site, they accept listings for:
As one can see, Landflip focuses exclusively on land and not so much on residential real estate. Landflip also has a great feature where users can locate land for lease. Whether that be land for farming or a land lease for hunting, its a nice feature to also search for land leases.At the time of this writing, Landflip.com is receiving 55 thousand site visitors per month according to a third partying tracking site.
How could this list be complete without Craigslist. Craiglist has been around since the beginning of the internet and its simplicity of use combined with its broad offerings ensures that its not going way any time soon. A person can buy and sell pretty much anything they could imagine on Craigslist and so its no surprise that Craigslist is a great place to find local land for sale, and auctions. Craigslist can be a place where less advertised land could be found as well as FSBO deals. In order to use Craigslist, go to the desired Craigslist area page, and choose real estate for sale and this will take you to a page where all real estate listed on Craigslist in an area can be found. At the time of this writing, Craigslist had about 9 million site visitors per month according to a third party site.
There's no shortage of resources when it comes to ways to search for land on the internet. With land and real estate prices as high as they are at the moment, it can be imperative that a person search for land at the right price. And by searching in each nook and cranny, it may still be possible to find a good deal. We hope this was an informative and helpful list for your land search.
From customization to energy efficiency, designing your own log home can make a big difference for your family in the long run.
Most potential log home buyers are looking first and foremost at the price tag. Building a new home can appear to be more expensive than purchasing an existing house, especially if they need to buy land as well. But considering the home as an investment, the resale value for new homes is much higher than that of existing ones, especially if the new home’s design choices aren’t here-today-gone-tomorrow trends. In order to increase the resale value of an existing house, particularly those older than 10 years, some time, money, and skill will be involved in updates and renovations. Therefore, it may still cost you in the long run.
What attracts most log home buyers is the opportunity for customization. You are able to include in your new log home all the elements that suit your family best. From the custom floor plan to design finishes, the home will be truly custom—a home designed just for you. Most of the time, buyers of existing homes get almost everything they want but will have to compromise on some of their must-haves. So you want an open floor plan and a first-floor master? Sometimes getting both is difficult in an older home. This means you will end up making renovations to the home anyway. Finally, keep in mind that being able to choose the square footage of the home along with the style and layout from start to finish means maximizing the use of every space in the home.
For many potential homeowners, moving into a home that has never before been lived in is enticing. Knowing all of the memories made in the home are your own brings a sense of pride and comfort.
Existing homes can bring baggage. Expiring warranties and general wear and tear can mean hidden costs down the road, particularly when it comes to windows and roofing. A new roof increases a home’s value, so when you build a new home, you are increasing your return on your investment by upping the resale value. Other factors like basement waterproofing and new home security systems further ensure the home will maintain its value for years to come.
New heating and cooling systems can—quite literally—bring a breath of fresh air. Not only are they more energy efficient, but newer systems adhere to standards of health and safety that mean a healthier environment for your family.
If you’re worried about waiting for a new home to be built, it’s important to work with a company that has a track record of finishing jobs efficiently and on time.
The benefits of new construction are many, and whether you plan to buy or build is a choice that must fit your family’s vision and situation.
By Jim Kanagy for Hochstetler Log Homes
Building green encompasses an overall lifestyle philosophy which includes building our homes in ways that utilize energy-efficient materials and conserve natural resources today while providing a cleaner environment for our children tomorrow.
Building green is a practical approach to design and construction that balances environmental impact with efficiency. It includes thoughtful design choices, sustainable material selection, and strategic site orientation to maximize energy efficiency.
So the question is, how does building green affect the choice of building materials? Log homes utilize a substantial amount of wood in the walls and throughout the entire project. Wood, I might add, is a very sustainable and prolific building material.
Since logs utilize a principle called “thermal mass,” they are an excellent material for conserving energy and saving money. Logs have the ability to absorb and store heat, then release it later, creating a natural thermal break that helps regulate indoor temperatures year-round.
Non-toxic, sustainable, and natural materials such as stone, glass, and metal are also becoming more popular. Additionally, engineered products like SIP panels, concrete foundations, and energy-efficient windows contribute to a home’s overall sustainability. Sustainable green building practices have our families' interests at heart.
By considering the type of materials we use, we can lower the energy demands of our homes and create a cleaner environment for future generations.
By understanding these potential issues upfront, you can take proactive steps to ensure a smoother building process and a successful outcome. Here are the top complaints homeowners have and how to avoid them.
There are so many unknowns in the construction of a home and one setback can upset the builder’s schedule. It can all start with the sluggish permit process, the excavator runs into bedrock, and a key employee gets hurt. The list could go on and on. However, the weather is still the elephant in the room!
So what can you as the homeowner do? Make sure your obligations are completed timely! Financing can be one of those, another is to order the log home package early so that the manufacturer can create the final construction documents. If the builder says 9 months, plan on 10. Try not to get into a “have-to” move-in situation. Make sure the bank will allow you to go over schedule. If you agreed to be responsible for getting the electrician, then keep communicating with both the contractor and the electrician to make sure they stay on schedule—otherwise, it can affect the builder’s next step.
The key is having a completed and thorough set of construction documents for the builder to follow. Your log home package manufacturer should provide you with professionally done construction documents (blueprints) and a comprehensive construction manual to supplement it, along with a material list.
Make sure your builder has at least two copies of the construction documents—one for the job site and one for the office—and any additional copies he may need for his sub-contractors.
In general, unless you are building a multi-million dollar home, builders need to have several jobs under construction at any given time to be efficient. The reason is while the plumber is plumbing or the electrician is running lines, the builder needs to keep his people working on something else. Also, many builders want to have several projects in different stages in order to have some inside work available in case of inclement weather.
However, there may be such a thing as them planning a family vacation in the middle of building your home. Understandably, you don’t want to have the subfloor exposed or the beams getting rained on while he and his family are out enjoying the seashore. Before you sign on the dotted line, try to get an understanding as to what you can expect.
Probably the key remedy here is a well-defined contract along with a comprehensive description of what is and isn’t included. Never hesitate to ask questions if there is something in the contract that you don’t understand.
The best prevention to this is to simply ask the potential builder to see several of their homes built in the past. Don’t just depend on what your friends say about the quality of their builder’s work. Try to see for yourself if the craftsmanship meets your approval.
Communication, communication, communication. Many log home building sites are in areas with limited cellular service. Another thing to keep in mind, many builders need to keep swinging their hammers during daylight hours in order to make a living.
As you can imagine, after a hard day on the job site, the last thing they want to do when they get home is call an upset client. Yet communicating is what needs to be done in order to resolve issues.
The good part is that it doesn’t happen very often. Could it have been that these builders ran out of financial resources before they were done? Or can the relationship between the builders and homeowners deteriorate so badly that they quit?
Homeowners beware when the price from a builder is much lower than any of the competitors. You will want to do your homework and make sure there is not a string of unfinished projects to their credit.
A lot of builders have very minimal, formal business experience. Most of their experience is on the job site, swinging a hammer, which is what they love to do. Many disdain paperwork, which often ends up being anything but professional.
This could be an impression you would get from most builders. Again, they are out on the job site trying to get the roof on and they don’t have time to get all the “ducks in a row” like most of us would like to see.
Most will want to keep several projects going at any one time. This, by itself, will often be perceived by the homeowner as somewhat wishy-washy. However, it is very necessary for them to have several projects going at any one time in order to stay competitive and keep their employees busy.
We need to keep things in perspective. I don’t want to paint a bad picture against builders as there are many good, honest builders out there.
Financing through a bank can be a safety net. Banks are adamant about getting lien waivers before they release any additional funds. But perhaps the best preventive measure is to always have the money going directly to the log mill and not channeled through a builder.
Being able to give the designer all the required information up front will speed up the process and you will end up with a better home design.
It’s never too early to start the planning process once you have secured the property. While you can dream and think about it before-hand don’t get a professional involved until the property is secured. It is far more pleasant to plan a home when your schedule isn’t too tight. Too often decisions get made without the needed time to think it through.
These two items can help when doing your elevation drawings. Having the Topographical helps to take out the guess work. It will help the estimator get a more accurate quote in determining the amount of stone to cover your foundation, chimney and the size of the stairs and railing. It can gives the builder a better idea on what to figure for his cost such as the driveway.
You will want to determine where on the property to place your home and how to arrange the rooms or spaces to best fulfill your needs and desires, and to get the maximum potential from it. The tools you will need are your survey and topography map, a few stakes, tape measure, perhaps a role of string and lots of paper!
You may have tentatively decided where to put your home when you bought your property. In fact, it may be the reason you bought it in the first place. With smaller lots you still want to arrange the rooms or spaces, but the placement of the home is normally a given. Sometimes, though, moving it 50 feet or turning it 10 degrees can make a difference in the enjoyment of your home, such as giving you a better view, and a safer, more convenient entrance, etc.
Taking advantage of a view is only one of the many considerations of locating your home. High points, low points, ravine, knoll, lake/pond, swamp, woods, creek, short views, distant views, traffic, roads, fence rows, neighboring houses, sunrise, sunset, solar south, north/south, prevailing winds, safe driveway entrance, driveway, parking, garage, walkways, walkout, outbuildings, garden areas, septic and well.
Take a copy of your survey map and sketch on it any of these applicable features. Consider camping out on the property a few nights. You might be surprised what you can learn from that experience.
Once you know where you want to your home, make a bubble drawing. You do this by standing in the middle of where your home will be with a piece of paper and draw circles where each room will go. Larger circles for larger areas, such as the great room and smaller circles for smaller areas, like the bathrooms.
Start with the focal point, or most important space, which might be the family room. Normally you would put it where you can take advantage of the best view. However, there may be other considerations such as passive solar. Perhaps you want the great room facing the front overlooking the drive or road and save the best view for the sunroom. Whichever it may be, make a circle for it and label it.
Next in importance may be the kitchen and a garage if you’re having one. Most people want the kitchen next to the garage or breezeway leading to it. You determine the relation of each room to each other like that, making circles for each one. Ask yourself questions like, would I rather read the paper, watch the sunrise and sip my coffee from the bedroom or from the kitchen/dining area? Paper is not expensive, keep drawing until you’re happy with the result.
After you’re satisfied with the bubble drawing in the field, make squares for each room or blocks, arranged in a similar manner. No need to draw to scale just yet, other than make big squares for larger areas and little squares for smaller areas.
As you do this, the plan will take shape and form rather mysteriously. Remember, it’s still only paper drawings and you can sketch, draw, and redraw till you get it right. Once it’s converted to squares you redraw it to scale and add stairs, bathrooms, and other secondary rooms.
As you move things around so they flow and fit, you may have to adjust some of the room sizes to accompany each other. In a log home with heavy timbers you will need to plan on having posts down the center of the home, and they need to line up with the posts in the basement. Arrange the rooms and posts so they don’t interfere with your layout.
Before you get too far into planning your dream, you should, if you haven’t already, get pre-qualified at your bank. Establishing a realistic budget is a “must do” before you go to your designer.
Once it’s all together to scale, calculate the square feet of living space. If it’s too large for your budget, then rethink your room size needs and compromise where you can. Rooms that get used a lot (kitchen/living areas) leave bigger and more to the size you think you will need. Areas you use less (bedrooms/master bath) consider reducing and modifying more. Other areas, like sunrooms and garages, consider adding later. Get an average, workable, per square cost from your log home manufacturer.
Resist the temptation to make the home so large that it stretches your budget to the point where you have to compromise the quality of your home. Or worse yet, give up your dream. When making quality of material decisions, always compromise on items that can easily be upgraded or replaced down the road, but don’t compromise on items more permanent.
Whenever you see something you like in a magazine, keep it for future reference. Keep them organized into categories such as: exterior ideas, kitchen ideas, great room ideas, etc. Remember to also gather landscape ideas and small details like electrical box covers, lighting fixtures, doors, windows, stain colors, flooring, faucets, and other items. Take pictures when visiting friends or touring model homes.
Keep these items in a handy, well organized file. Eventually, you will be showing your dream wish list to your designers. This can help them understand what you like, and in turn, incorporate your ideas into your plans.
Contact your local building department and find out what codes they follow, including energy codes. Be sure you ask what your areas ground snow load is. Get all their contact information as the designers may have further questions.
Load up all your sketches along with clippings, ideas, and pictures, and plan on a long meeting with your designer, if there are two of you, both of you need to go. Time spent now can save time later with phone calls and questions, etc. Do go with an open mind. The designer will have ideas from his experience and expertise that can greatly enhance your log home.
This is important information that they need in order to get your home near your targeted budget. Otherwise, they will be like someone trying to hit a target blind-folded.
First, you will want your designer to draw concept drawings for you to review. If you did your homework well the designer should be able to get it on the first try, but don’t be discouraged if he doesn’t. With a few times back and forth, you should be able to have it your way.
When you receive the concept drawings back from the designer, you will want to do some serious reviewing. Imagine each scenario of your home life and living habits like this: Suppose visitors arrive. Will they find the door you want them to? They come to the door, and you welcome them. If they’re friends you invite them in, take their jackets and you hang or lay them, where? You invite them to sit down. You offer them refreshments. You get it and serve. They ask to use the bathroom. You show them. You excuse yourself to prepare dinner. She offers to help. You graciously accept her offer.
Try to get the whole family involved in brainstorming like this. Ask yourself, who, what, where, when and how. Each family has to think what’s important to them. Spend a lot of time thinking about these things.
Also, cut out paper to imitate furniture sizes. Arrange them and make sure there’s room to accommodate what you need. Once you’ve decided where things go you might glue them on your plans and do your “imagining living in the home” after you place the furniture.
Mark all your changes in red so that the designer doesn’t miss anything. After you are done with the exercise take or send the drawings back to the designer.
Avoid the temptation of having a well-meaning friend or relative drawing up your log home who doesn’t thoroughly understand the construction of a log home. After the preliminary plans are done get a quote for the package and the construction of your home. With that information, secure the funds before you commit and pay for the final construction drawing. This could save you a lot of time and money in case it goes over your budget.
Before making a decision, take the time to research, visit, and compare manufacturers to avoid costly mistakes. Here are key factors to consider.
Are they members of the Log Homes Council? How long have they been in business?
Check Better Business Bureau and Google Reviews for complaints, etc.
Is a warranty available?
Do they have a model you can visit?
Visit their log home production mill. Does it seem clean, well-organized, etc.?
Do they offer custom design assistance and blueprint services?
Are the plans sealed with an engineer’s seal?
Do they offer technical assistance and a construction manual?
Seems simple… it isn’t.
Check out roof systems carefully. Some manufacturers use conventional framing, while others use large exposed beams with energy-efficient rigid foam roof insulation.
Packages may range from weather-tight to all-inclusive, which may include interior trim, flooring, and even closet hardware.
A purchase of a lifetime is not about finding the cheapest and best deal on the market. It is about designing the right home for beauty and durability. Your dream home is too important to fall for sales gimmicks such as “free garages” or “40% off”!
Discuss your desire of having a new home built with a sales consultant. You will soon sense if they have your best interest at heart.
We often get the question: “What is the R-value of a log wall?” While the answer to this question is simple, it does not tell the whole story. Most folks actually want to know how a log home will perform when it comes to heating and cooling.
This is where things become a bit more complex. In addition to R-value, we must also consider the thermal mass of the log wall.
What is thermal mass? Thermal Mass is defined as the ability of a body to store thermal energy (also known as heat capacity or thermal energy storage). By contrast, R-value refers to a body’s ability to insulate against conduction of thermal energy (the ability to insulate). A significant thermal mass within a building, like a log wall, can help to “flatten out” daily temperature fluctuations by either radiating or absorbing additional thermal energy, whichever is supported by temperature differences. All materials and objects have a certain thermal mass, or specific heat capacity, which is a unique property of such material or object. Even air has thermal mass, but not much.
A thermal mass performs best when located on the interior of the home’s thermal envelope and is situated to absorb low-angled winter sunlight, but to avoid high-angle summer sunlight. A thermal mass works best in conjunction with passive solar design. Passive solar design and thermal mass design are most effective in hot, arid desert-like climates, but the concept can also work in Midwest climates, only with less efficiency.
Many readily available materials have good thermal mass properties, but almost all of them have little to no insulating properties. Examples include: water, earth, stone/masonry, and clay. Only wood has significant R-value (insulating properties) as well as significant thermal mass (energy storage). Think of your log wall as a battery that can store heat and release it later. This makes wood a very special building material, considering that it is renewable, attractive, and well established as a building material.
When considering what size and type of logs to use for a log home, keep in mind that more mass makes for more energy storage. Further, thermal mass depends upon the species and density of wood, which is directly related to moisture content. Generally speaking, lower moisture content results in a lower density which translates to a higher insulating value. By selecting a species like Eastern White Pine, which has a relatively low density, and then kiln drying your logs to bring the moisture content down, you can create a log wall with insulating and energy storage capabilities that are superior to any other type of mass wall.
Recent studies conducted by the Log Homes Council have shown that when it comes to overall thermal performance (not just the R-value), a properly designed and constructed log wall will perform just as well, and probably even better, than a comparable stud-framed wall. With a complete understanding of how a log wall works to keep you comfortable, you can make an educated decision about what size and type of log is right for your home.
Think of the outside areas of your log home as having a purpose the same way as the inside of your home. For instance, the kitchen is for food preparation, the dining room is for dining, and the great room is for relaxing. Three different rooms—three different purposes. Setting aside special areas outside follows the same logic:
This is the area where guests approaching your log home will either feel “welcome” or not. It’s their first impression and often sets the tone for their visit. You can make it a positive feeling by arranging landscaping that “leads” them to the front door—providing attractive focal points along the way. A winding stone walkway is more natural and more interesting than cement, for instance.
Plant “tiers” of shrubbery:
Use a 2-to-1 or 3-to-1 ratio in distributing plants. The ratio is arbitrary but simply means you should have several “neutral” shrubs for every “accent” shrub. The “accent” shrubs can be a different color or size but tend to be focal points, much the same way a dark green wall accents a room with three light green walls.
Plant shrubs and trees, especially “accents,” that reach peak colors at various times of the year. That way, you always have a season to look forward to. Even in the dead of winter, a Colorado Blue Spruce brightens the landscape!
This is usually “Dad’s Domain”—so women beware! (At least until the food is done.) An outdoor equivalent to the “Man Cave,” this is where dad cooks his famous barbecued ribs doused with his secret recipe sauce.
All kidding aside, this is where the grill or stone fireplace is located along with a few lawn chairs and a picnic table. It should be partially out of the sun, especially during the supper-time hours. It should also be located fairly close to the kitchen and deck to save steps and accommodate extra guests.
This is an area where you escape, and hopefully, forget about the hassles of the day. It is total relaxation! So, grab your favorite book, your favorite beverage, and your favorite chair and just take in the music of nature.
A cascading waterfall emptying into a small pool with water lilies provides the perfect backdrop. Since constructing this takes time and money, you can frequently build this in stages. And when it is finished, it will probably be your favorite area!
As the name implies, this is where you plant your garden. But don’t be limited to just vegetables.
Although homegrown tomatoes, onions, carrots, corn, and potatoes are always a welcome addition to any meal, you can spice it up a little by adding an herb garden. You may have to do a little research to find out what plants thrive in your area, but it will be time well spent.
This is where the fun begins! This is a location spaced away from the house where all the whooping and hollering is less noisy and intrusive.
So whether it’s a volleyball or basketball court, horseshoe pits, a croquet layout, or cornhole setup, your guests will likely remember the games they played and the fun they had at your place.
Your log home is built of one of the best materials ever created. It has a beautiful wood grain, is unbelievably strong, and due to “thermal mass” is also one of the best insulators. Plus, it is all-natural, so it makes sense to design your home inside and out with that in mind.
Landscaping, for instance, should retain the original and unique shape of the shrub or tree. Prune to remove dead material or “out of control” branches while still maintaining the basic shape.
A log home always looks best when surrounded by a picturesque natural setting—like a stand of mature trees, beside a meandering stream or small pond, or overlooking a scenic valley.
So whether it’s inside or out, planning for how you would like to live and surround yourself can make your log home a great place of hospitality, relaxation, and usefulness.
Apprehensively, Eli Haugen caulked the last and final corner of the log home he was building for Larry Warner in Bancroft, MI. In the center of the room, Vance, with Bravo Home Performance, was setting up his equipment to do an Air Infiltration Test, which was required by the local energy code. Since it was the first time Eli had done this on any of his homes, including log homes, he was not quite sure what the end results would be.
The 1,625 sq. ft. Hochstetler Log Home was built in strict compliance with the construction manual, with extra care taken to ensure all corners and joints were tight and well-caulked. The home featured:
Log homes are often thought to be drafty and less energy-efficient, so Vance initially prepared to test at a higher setting. But when he turned on the equipment, nothing registered. Assuming an error, he tried again at a lower setting—and still, the results were shockingly low. The air infiltration rate came in at 0.63 air changes per hour (ACH)—far exceeding Michigan’s Residential Code requirement of 4.0 ACH and even surpassing the Energy Star standard of 3.0 ACH.
This test confirms that well-built log homes can be among the most airtight and energy-efficient homes available. However, achieving these results depends on working with a reliable builder and a reputable company. Hochstetler Log Homes proves that, when built correctly, log homes are not just beautiful—they’re built to perform.
With a few smart design choices, you can further reduce upkeep and keep your home looking great for years to come. Here are some practical ways to minimize maintenance while preserving the beauty and durability of your log home.
The size of your roof overhangs plays a major role in shielding your log walls from rain, sun, and snow. Consider extending your overhangs beyond the standard 2 feet for added protection:
South- and west-facing walls take the brunt of sun exposure, which can wear down stain and finishes faster. Adding porches to these sides of your home provides shade and helps protect the logs from UV damage and weathering.
Traditional wood decks and railings require regular staining and sealing to prevent rot and insect damage. Instead, consider these alternatives:
Certain areas of a log home require more frequent upkeep due to exposure to moisture, pests, or sun damage. Opting for durable materials can cut down on maintenance:
The type of log and its finish can make a big difference in long-term maintenance:
A log home’s exterior stain plays a crucial role in protecting the wood from the elements. Darker stains contain more pigment, which blocks UV light and extends the life of the finish. However, in high-altitude areas like Colorado, very dark stains can absorb excess heat, which may shorten the lifespan of the finish. Choosing the right balance for your region is key.
Beyond material choices, a few additional steps can help keep maintenance to a minimum:
By incorporating these design strategies, you can enjoy the beauty and charm of a log home while keeping maintenance to a minimum. With the right choices, your log home will stay strong, beautiful, and hassle-free for years to come.
Now is the time to move ahead with this endeavor. You can build your own getaway and have it pay for itself while you’re not using it. Who doesn’t want their own getaway for free? Mary Marsh with Marsh Hollow Cabins offers these helpful hints on building and managing your rental. She owns and operates her own rental cabins in Hocking Hills State Park.
For cabin rentals, a true log cabin is almost an expectation. “I wouldn’t build anything else. If you’re going to use the word ‘cabin’ in your advertising, it’s got to be a true log structure.”
“There is only one ‘disadvantage,’ which is that the electrical has to be planned very carefully. We thought we were being careful but we missed a few things we should have planned for. Outdoor electrical outlets were one of the things we overlooked! Get a professional to do lighting and power plans for you.”
Guests enjoy having space in the woods, countryside, or a beachfront area that feels all their own. The more privacy you can offer, the more appealing your cabin will be.
Cleanliness is at the top of every traveler’s list. Design your cabin so it is easy to clean. A log cabin does not need a lot of knickknacks sitting around—the beauty of the wood is what guests value. Also, choose a log profile that does not collect dust.
In a rural setting, guests expect a hot tub. Be sure to let your architect know where you plan to put it so they can engineer the deck to support the weight.
Yes, there is a bit more maintenance at times, but travelers with pets want to be invited back and usually clean up after themselves. If you accept pets, avoid using carpet to make maintenance easier.
Free Wi-Fi is becoming a must, especially in areas without widespread, reliable phone service.
Always remember that your best customer is the one you already have. Do something special for returning guests. We pay their lodging tax of 6% if they come back. Be responsive to special requests and don’t feel like you have to charge for every little thing you do for a guest.
Ask guests to write online reviews if they enjoyed their stay. If something wasn’t quite right, encourage them to tell you directly so you can address it before it turns into a permanent negative review.
Call Hochstetler Log Homes! They built one for us, and our guests give us rave reviews. The curb appeal is outstanding, which is important for attracting renters.
We’ve seen many rental homes being built in the past year. Keep the future in mind—while you may be able to rent out almost anything in today’s hot market, when demand slows, the true log cabins with special features will be the ones getting booked!
The key to a successful project depends on choosing the right two partners: the log home designer/manufacturer and the builder. However, making this decision can feel overwhelming.
It may seem convenient to have one company handle everything from design to construction, but this approach can lead to complications. Keeping the manufacturer and builder separate creates a system of checks and balances, preventing conflicts of interest and ensuring transparency. By working with an independent designer/manufacturer, you gain the ability to compare multiple builder bids, helping you secure better pricing and quality.
Without a proper checks-and-balances system, you risk unexpected costs and compromised quality. If a builder also acts as the designer, they may prioritize profit over your vision, leading to lower-quality materials or unnecessary expenses. Separating these roles allows you to gather competitive bids and ensures that your home is built to the highest standards.
To get a true apples-to-apples bid, you need two key things: a complete set of construction documents, including a spec sheet, and a detailed material package quote from the manufacturer. Without these, builders may substitute lower-quality materials, making it difficult to compare bids accurately.
A financially stable, trustworthy log home manufacturer is essential. The best way to evaluate a company is by visiting their facility. Look for these key indicators:
Before signing any contracts or making deposits, thoroughly vet the manufacturer and builder. Many companies went under during past economic downturns, leaving customers with lost deposits. Taking the time to visit facilities, ask the right questions, and compare options will ensure you partner with a company that is financially stable and committed to delivering a high-quality log home.
Our new log profile brings the look of Appalachian chinked-style logs to life. The design balances the character of traditional log homes with the expectations of modern living. Every aspect is designed to create a functional, efficient home while maintaining a handcrafted appearance.
The interlocking tongue-and-groove system uses a wood-on-wood construction method, creating a tight, reliable seal. Gasketed connections keep drafts and energy loss at bay, delivering a home that feels solid and secure. The logs are dried thoroughly to prevent shrinkage over time. There’s no need for settling jacks, which simplifies the building process and ensures long-term stability. The result is a home that functions as well as it looks, with no added hassle for the homeowner.
The Douglas Fir beams used in this style are hand-hewn, giving each one a unique texture and finish. These beams add a sense of craft and connection to the materials, making the structure feel rooted and enduring. Around the windows and doors, live-edge trims create a natural frame, letting the shapes and grains of the wood come through in subtle ways. These details come together to make a home that feels grounded in the environment while offering a sense of individuality.
This design emphasizes simplicity, with an approach focused on ease of use and durability. There’s no need to worry about adjusting for settling or dealing with gaps in the logs over time. The construction system ensures tight seals and lasting performance, so your home stays comfortable year-round without requiring constant attention. The materials are chosen and prepared with care, creating a finished structure that works with the environment, not against it.
Living in a home like this is about more than just having a place to stay. It’s about creating a connection—to the craft of building, to the natural materials, and to the history of Appalachian homes. It offers the opportunity to settle into a space that feels intentional, with details that reflect purpose and thought. Every corner and beam speaks to the effort put into its creation, inviting you to enjoy a home that fits your vision.
Gone are the days of drafty log cabins. Modern log homes are marvels of energy efficiency, a stark contrast to their predecessors. Early cabins used green logs with chinking made of mud, clay, and straw—a combination that couldn’t withstand temperature changes, leading to gaps and drafts. It’s no wonder many people still mistakenly believe log homes are cold and inefficient.
Today’s log homes, however, are engineered for superior energy performance:
Building departments often require blower door tests to measure energy efficiency, and our log homes consistently outperform expectations. In fact, they’ve been so airtight that engineers recommend installing air exchangers for proper ventilation. One of our homes achieved a 0.13 normalized leakage (Ln) and another a 0.63 ACH50 (air changes per hour)—well below the Energy Star requirement of 3.0 ACH50.
Modern homes often contain synthetic materials that release harmful chemicals into the air. Tightening homes for energy efficiency has inadvertently worsened indoor air quality, trapping contaminants that contribute to illnesses such as asthma, allergies, and respiratory issues.
Log homes provide a healthier alternative:
By combining energy efficiency and healthier indoor air, log homes stand out as an excellent choice for those seeking a comfortable, sustainable, and natural living environment. Whether it’s the airtight construction or the reduction of harmful chemicals, today’s log homes offer a lifestyle rooted in both tradition and modern innovation.
Air-dried logs are usually dried naturally by being left outside and exposed to the weather. An ideal location would be where logs are subjected to the sun and wind, usually high on a hill. This generally takes a minimum of 12 months under optimum conditions. The goal is to reduce the moisture content (M.C.) to about 25% or less. This will vary somewhat depending on the species. For instance, Northern White Cedar dries faster than Eastern White Pine. The manufacturer is also at the mercy of the weather and the climate that they may be in.
The slower the wood dries, the less checking normally occurs. Thus, the assumption that air-dried will have less checking. However, in a controlled environment like inside today’s new modern kilns where automatic “misting” can add moisture as needed (providing the operator is competent), little difference should be noticed. Air-dried may settle more, depending on the moisture content, than kiln-dried though since it usually has a higher M.C. Air-dried logs are less expensive, up to 20% less, than kiln-dried since the substantial investment and the high cost of running the kiln is eliminated.
Kiln-drying is the most effective way of ridding logs and timbers of mold, mildew, and insect infestation. The kiln is turned up to 150 degrees on the final days of drying, which kills larvae and insects. Kiln-drying also “sets the pitch,” which means the sap is crystallized and will not seep out later. Kiln-dried material is periodically checked during the drying process until the M.C. reaches the desired level. When the manufacturer kiln-dries the logs down to an average of 18%-19%, they will settle very little, as low as 1/2” for an 8’ wall.
Dr. Gene Wengerd, Ph.D. of Wood Doctor’s Rx, LLC, says, “kiln-dried logs and timber are better than air-dried products as the moisture content is lower in kiln-dried material, which means, in turn, that most of the natural shrinkage that will occur in wood as it dries will occur during the drying process rather than after installation. As a result, they will be more stable - requiring less caulking and fewer problems, like doors and windows sticking.” Other benefits he says are “the material is 10 to 20% lighter than air-dried and 50% lighter than green logs and that the logs are sanitized from mold, mildew, stain fungi and decay fungi (which cause rot), plus insects, their larvae, and eggs, are all killed when temperatures exceed 130°F. Furthermore, as these pathogens require water for their daily activity, the drying also eliminates the required moisture.”
He also stated that “when wood is heated over 150°F in the kiln, the sap, pitch, or resin in the wood that would be liquid at room temperatures is evaporated. The likelihood of seepage of sap after installation is virtually eliminated.” Another point he made is that “kiln-dried wood is ready for the application of the finish, and that in many cases, the finish itself will penetrate deeper with kiln-dried wood, providing longer-lasting finishes.”
Hochstetler has a unique, 2-step method of drying. Cants (square timbers which will be milled into logs) are air-dried for up to 9 months and then taken to our kiln to be “finished off.” This normally takes an additional 10 days or so (depending on the moisture content), until cants reach an average of 18%-19%. Having our own modern kilns (versus in the old days where we depended on others to kiln-dry our wood) has given us the quality control that is so important in proper kiln drying.
Using this 2-step method gives our clients the best of both worlds. First, with the slow drying of air-drying, you get minimum checking. Plus, with the kiln-drying, you get the benefit of a dryer, sanitized, stable log that doesn’t seep sap
Both drying methods have unique advantages, but Hochstetler’s hybrid process provides the best of both worlds for superior log quality.
Energy efficiency and “building green’’ have become top priorities for homebuilders today, particularly for log homes. Careful planning can result in substantial cost savings, with insulation playing a vital role in energy efficiency.
Thermal mass refers to the ability of wood to store energy and release it gradually, which enhances energy efficiency. A year-long study by the National Bureau of Standards compared ten structures, including two log homes, revealing the following:
Modern log homes are significantly more energy-efficient due to:
Hochstetler Milling has developed an energy-efficient system over 28 years of practical application and innovation, ensuring superior performance.
A Hochstetler log home underwent a sophisticated “blower door” test, measuring air leakage. The results were remarkable: The normalized leakage was Ln 0.13, much lower than most stick-built homes. This allowed the use of a smaller furnace, saving the homeowner thousands of dollars over time.
Just as “location, location, location” is crucial in real estate, “gasket, gasket, gasket” is key to energy efficiency in log homes. Properly sealing all areas where logs join is essential.
Key features of Hochstetler’s log profile include:
Selecting the right heat source is vital, with sustainable options like:
By building “green,” homeowners conserve resources, save money, and contribute to environmental sustainability.
Log homes today are designed to meet the highest energy-efficiency standards. With advanced technology, thoughtful design, and proper building techniques, they are not only environmentally friendly but also cost-effective in the long run. Hochstetler is committed to helping you build the energy-efficient log home of your dreams.
One of the most important considerations in having a successful dream log home building project is choosing the right builder. You simply can’t risk hiring the wrong builder.
A log home is not like a conventional stick home where it makes sense to contract with a builder for everything. The builder designs the home, pulls the permits, orders the material from a local building supply place, builds it and bingo, there is your house.
Having a custom log home built, on the other hand, is far more complex. For many years, you have been dreaming of building a log home of your own. Finally, after saving for all those years, the time is right, and things seem to fall in place. Perhaps you want a remote gathering place for the family and eventually move in after you are both retired. You cannot afford to leave anything to chance. Most importantly, “you,” and not the builder, should decide who your designer and log home manufacturer will be.
Sheri and her husband (not her real name) thought they were doing it the easy no-hassle way by handing everything over to a builder to take care of. Early on, they researched multiple log home companies for someone to help them realize their dream log home. Finally, they decided on Hochstetler Milling as someone they could trust with a great team of professionals and craftsmen to help them with their design work as well as supplying them with the quality log home they desired.
All was good until they stumbled across a local builder. The builder talked a good game, was local, promised to have them moved into the home by Christmas, said he didn’t need blueprints, and was even recommended by the loan officer at the bank. After seeing his work, they signed on the dotted line.
After a year of waiting and frustration, they and the bank decided it was time to dismiss their builder. First of all, the builder had barely started by Christmas, and here it was July of the following year, and all they had for a log home was a partially completed shell! The roof was partially covered with felt paper, and there were no windows and doors. The foundation was cracking in numerous places, and the subfloor on the wide-open upstairs garage suite and the breezeway were literally ruined because of all the exposure.
In her dream, Sheri had always wanted a lot of glass in her log home. However, the builder ended up reducing the sizes and quantity of windows from what she had understood she was getting. This was on top of making the home 4 feet smaller than what was agreed on.
Unfortunately, Sheri, with only a contract to build the house and no construction plans, had no real documents of what they had agreed on. Making it even worse was the fact there was no oversight from a third-party building inspector or architectural engineer to hold him accountable. Thus, the builder was able to take advantage of the unsuspecting homeowner by cutting corners, saving him a considerable amount of labor and money.
To remedy the problem, they came back to us for help. When we inspected the home, we found multiple items that did not meet code. The two main footings that hold up most of the floor and roof load, as one example, were less than 1/3 the size of what they should have been! Quite a few of the structural beams were undersized, besides the fact that they were ungraded.
They are in quite a fix. To finish the home as planned and to bring in another builder to remedy these issues would be cost-prohibitive and put them way over their budget. The bank needs the project completed but naturally does not want to give them any more money than what they originally borrowed. The builder did admit that he underbid the project. As much as they don’t want this builder back, it seems that is the only way that they will be able to afford to finish their home.
Sheri and her husband are not the only folks that had a bad experience when solely depending on a builder for their home design, material, and construction all in one contract. Currently, clients from multiple states are pursuing legal action against builders for taking deposits of up to $130,000 and walking off without building their home.
One builder, after using the deposit from a client for a hunting trip to Alaska, was unable to purchase material for the home, including the log package. A builder in southern Ohio uses a well-known log home company’s name to sell the log home packages and then turns around and substitutes material from other sources without the client’s knowledge. Another lady who lost her home in Hurricane Katrina gave a deposit to a builder and never saw or heard from him again. I know of several builders that finally met their day in jail, but what good does that do for their string of customers that have gotten fleeced?
With a little homework and some common-sense assessments, you should be able to steer clear of the above bad experiences. One of the key things is to have a check-and-balance situation. I can’t overemphasize this enough. Never entrust your entire life’s savings with a single company when planning your dream home.
Have the design done and order the log home direct from the manufacturer, and then have a separate contract with the builder to build it. This will give you a check-and-balance situation. The idea is that the manufacturer and the independent builder will keep each other in line. If you contract with only one to do everything, you lose this safeguard.
Often, a trusting client, like Sheri in the above story, will contract with a builder on a promise of a “no-hassle, we take care of everything approach.” While tempting, this opens you up to being taken advantage of. Splitting the contracts is the best insurance towards getting the dream home you have envisioned with the quality you were expecting.
