Southern Log Crafters LLC

Many people over the years have asked me, “Cecil, how to I reduce the cost of my log home building project?”  Easy… Don’t attempt to build the Tashma Hall on a mobile home budget… Seriously though, there are many ways to reduce the cost of your log home.  The mistake that most people make in their endeavors is not choosing the correct place or way to reduce the cost.   To find out where to reduce the cost, let’s first figure out where not to cut any costs.  Then we will continue on to where cutting costs make sense.

·         The Foundation – Nothing should be skimped on here, this is what holds your entire home in place.  Most manufacturers’ plans do not take into consideration any local building codes when the foundation is designed.  In talking with different log home contractors, it is apparent that the minimum standard is not what they adhere to on a regular basis either – if the prints call for two # 4 rebar (1/2”), they put # 5 rebar (5/8”).  If the prints call for 3000 psi concrete, they use 3500 psi or 4000 psi.  Any builder will agree that spending an extra three to five hundred dollars on steel & concrete in your foundation is one of the smartest investments in your new log home.

·         The Log Package – Again the quality of materials used here can make a difference of a few thousand dollars in labor.  Once you have it narrowed to three, get your general contractor involved, not to pick any particular package apart, but rather to ensure exactly what comes with the package (to the board), and the cost (to add the total cost to their budget).  Also, arrange to visit the manufacturer’s facility with your contractor.  Now, they will be able to observe the quality of the product as it is produced, and they can give you their opinion as to the quality of materials.

·         Dry In Labor – Your home should not be a training ground.  Stick framers can learn to build a log home but, do you want that learning curve to be your dream home?  Some manufacturers have crews (either in-house or sub-contractors such as us) that specifically build their homes.  They will give you the option either in the same contract as your materials or with a separate contract from the manufacturer or a sister company.  Regardless, insist that your contractor chooses someone that has constructed several log homes.  If you are doing this yourself, visit the log homes that your candidates have completed.  At a minimum, call their references.  And if you get a bid that is $10k lower than two others, beware, something is wrong.

·         Roofing – Some folks will disagree here.  But, as a minimum, utilize a 30 year shingle.  If you want metal, get it now.  The difference in the cost of a 30 year shingle and a 50 year metal roof is about 30%, but you will never have to replace your roof.  A great investment.

·         Drainage – In most cases, your local inspector and general contractor will know what needs to be done here… But a few basic rules are: 1) the grade should always slope away from the structure.  2) non-preservative treated materials should be a minimum of 8 inches above grade.  3) properly installed gutters and down spouts are a must to keep erosion at the foundation at a minimum and to keep water away from exposed log corners.

·         Insulation – A few extra dollars invested here can save you thousands over the lifetime of your home.  Don’t go wild.  Use R-19 where R-13 is required, use r-21 in your floor if on a crawlspace instead of R-19, ect.

·         Heating and Cooling – When you are getting bids from the HVAC guys, listen to them and ask questions.  He may recommend a “split unit”, or an upgrade to a higher tonnage to reduce your energy consumption and cost for years to come.

·         Electrical – If you think that you might want it later, at least set up for it.  This will be referenced a little later also.

OK, now we know what we should not try to reduce the cost of, the question remains…

• Design – Use plans from the provider that you choose, or a slightly modified version.  Choose a box or rectangular floor plan.  Choose simple roof lines.  Install accent beams in the ceilings instead of a “built up” roof system

• Kitchens & Baths – Let’s face it, kitchen and bath remodels happen all the time, what worked three years ago doesn’t work now.  A substantial savings can occur if you are willing to use standard cabinetry and tops verses having everything custom built and granite.  

• Electrical Fixtures - That thousand dollar chandelier can wait.  It is very easy to get caught up in the aesthetics that make a log home beautiful, but if the chandelier is replaced with a basic light fixture or a fan light, you just saved $800.  You can always put it in later for virtually the same cost as it would have been originally.  This applies to all lighting and electrical fixtures and features… But beware; the rough wiring needs to be put in during construction to keep the overall cost down for those particular items.  Also, remember to keep the contact information of your electrician, since it is his work, he will be familiar with how the wiring has been completed.

• Plumbing Fixtures - The $4000 Jacuzzi tub can wait a couple of years, put in a standard tub and save thousands on the initial build…  Same scenario here… set it up.  The electrician can run the wiring where the tub will go later, and not hook into the panel until necessary… the plumbing is basically the same whatever you put in, but in short, talk to your contractor.  They can guide you as to the design and usability of the bath and how to accommodate for the install of the fixtures that you want later.  Vanities, sinks, and faucets fall into this category also.

• Floor Coverings – Look at different brands and their selections.  A little time doing some creative bargain shopping can save quite a few dollars (this applies to all finish material and fixture selections).  For example – While remodeling our home we found a “salvage yard” that dealt in construction goods that had been discontinued by the manufacturer but still unused, and purchased several items at low cost.  Our initial plan was to install about 1000 square foot of pre-finished heart pine flooring at a cost for materials of app. $6500.00.  We purchased our flooring from the salvage yard for $2300.00, and it turned out beautifully.

• Entry Door – Need we say any more than what’s above?

• Interior Doors – C’mon guys, $185 each for nice 6 panel solid wood interior doors.  Why do you need the $300 each?  Oh, these are also extremely easy to replace when you get tired of them, just ensure that you order door slabs that fit in the hole.  After that it’s as simple as attaching the hinges.

• Cabinet Hardware, Toilet Paper Holders and Towel Rods – I can’t stress discount stores and salvage yards enough for things like these.  Why spend $7.00 each on cabinet knobs when something similar can be purchased for a fraction of that cost.  Have fun; force yourself to be creative with these things.  After all, who else has a fire poker for a towel rod?

Now we know that some of you want what you want and that is all that you want no compromise.  If you have the money, go for it.  But if you don’t, consider what’s above.  It could make the difference between living in your dream home or not… Good Luck…

Cecil Stubbs

Southern Log Crafters   12/08

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