Are you thinking about building with us? Let us answer some questions we hear on a regular basis relating to the building process, as well as try and offer some helpful suggestions.
Communication
If you are considering building with us, we are truly grateful. Having customers is what keeps us in business and is why we are here. Please stay in communication with us. I’m not asking for a daily update, but communication once a month or so would be helpful to let me know that you are still working towards a build and what the timing looks like.
I probably meet with 30-40 potential customers each year, the majority of whom do not end up building a home with us. That’s fine and is the nature of the business, probably more so with log homes which can tend to be more of a dream than a reality for many. Usually when people visit, we part with a “looking forward to doing business with you” attitude. The reality is that many people decide that buying an existing home is easier and quicker than going through the building process, that the timing isn’t right, that funding isn’t there, whatever. All very understandable. To the customers that do build, thank you very, very much. I owe you my livelihood.
Every now and then, however, I’ll meet with a customer, hear nothing from them for 6-8 months, sometimes a year or two, then get an email stating that they’ve bought their land and want to meet as soon as possible to sign a contract and get started in the next couple of weeks. While this is a pleasant surprise, the fact is that I need to try and stay scheduled at least 6 months out, hopefully more, so I’m usually unable to meet the schedule the customer is hoping for. However, if you keep me in the loop, I can plan accordingly and be less likely to disappoint you.
On an opposite note, I would also ask that you be realistic with both me and with yourself. There have been a few times where I’ve met with customers, been out to their property, prepared contracts, staked out home sites, scheduled excavators and told other customers I’m booked, only to have the first customer quit answering phone calls and stop returning emails when I invoice for the deposit. Please let me know if you’ve changed your mind, had problems with financing, health issues have come up, whatever. I have employees who I need to keep working and bills I need to pay. An unplanned month or two off can be very difficult as we scramble to adjust our schedules.
Location
When choosing a property and a home location, let me offer you a few things for consideration. As far as the property goes, you’ll want to consider access to it and power supply. A beautiful location can be made unaffordable if bringing electricity in costs $50,000. As for remote locations, they are wonderful, but if the roads in can’t be used in the rain or in a bad winter, then it might not be as great. Also, from a construction standpoint, just because a 4WD SUV can access a spot does not mean that concrete trucks and loads of logs can also make it there as well. We’ve had locations that we’ve been snowed out of for months, or that we can’t work if it’s rained in the last week. Again, these issues may not affect you once the home is built and your lighter vehicles can make the trek, but it certainly is a factor that can extend the build time and increase the costs.
Sometimes what is the best location for view is not the best location to build. We need a decent perimeter around the house for our equipment to operate, and, as mentioned, need to be able to get our equipment there. Additionally, as we recently learned, there are some locations the concrete trucks and concrete pump trucks refuse to go. A build site on a steep slope or with terribly uneven terrain can prove extremely difficult and highly costly to work on.
Finally, really tight lots can pose a challenge as well. We recently had to decline a job on the golf course in Red Lodge due to the fact that it was a 1/3 acre lot with finished homes and yards on both sides and just wouldn’t allow us to get equipment around it as needed. The lot worked fine for building a conventional house using 2X4’s and 2X6’s, but getting 250 lb logs assembled 30’ up on the backside of the house without equipment was too challenging.
Timing
A common question that we are asked, is “how long will it take to build?” That’s a difficult question to answer. Historically, the time frame has been 8-9 months for a 2,000 square foot home, lately our build times are averaging closer to a year. That said, there are a number of factors that can impact the actual build times. First and foremost is the size of the house. Bigger homes take longer; smaller homes go quicker. Time of year also impacts the build time. A home started in October will take longer than one started in April due to the impact of the weather and the amount of available daylight working hours. The Covid era and its consequences are also impacting time frames significantly. Items that in the past were taking 2-3 weeks are now up to 12. Other items have become extremely scarce, resulting in extended delays while we wait for orders to be filled without being given accurate estimates for delivery. It can become very frustrating for all involved.
Factors beyond our control will also play into the equation. We subcontract out a decent amount of the work—foundations, plumbing, electric, HVAC, and insulation. We have companies we work with on a regular basis, but we are still tied to their schedules. This past year concrete work continues to be backed up due to the amount of construction going on in the Billings area. We typically have had to wait 2 months for foundations to be put in before we could get started, sometimes more. We’ve also run into scheduling issues with HVAC and electric that have caused unanticipated delays.
Materials. The wood supply for our logs can, on occasion, cause delays. Every now and then our mills either get backed up or run out of materials. 2018 was the worst in the last decade, as loggers left the area temporarily for needs elsewhere. Hopefully that doesn't repeat any time soon. Additionally, wet conditions in the mountains can cause difficulties with harvesting. Since a log will twist and bow if it sits too long, I order materials when deposits are paid. This gives you and I the best material, but runs a risk of a supply hang-up. If you are planning on a kit, anticipate around 8-10 weeks for me to be able to get you your logs, during which time you can be getting your foundation taken care of. Every now and then I’ve been able to get them sooner, but that is not something I can guarantee.
Finally, to keep our carpenters busy we try to keep multiple projects going at once. What that means is that during the build process there will be times we are waiting for work to be done by others (HVAC or plumbers for example). During those times we move our crew to a different location. This means we might be tied up for a few weeks, getting that project to a place where we can turn it over to other crews, and might mean there is a time frame when your house is not being worked on. That is not because we are taking time off. It just means we are tied up elsewhere. We try to minimize this, but there will be times when no one is there. Please be patient and ask about the schedule if you are concerned.
A recent experience illustrates how overall timing can be impacted by seemingly small things. Customer was presented with a contract in early February, but doesn't pay the initial deposit until middle of May. The three month delay puts us into the middle of the busiest building time of year, meaning foundation goes in slower, truss manufacturer is on a longer lead time, and logs are being set in the middle of August (hot weather means faster drying time for the logs and so more twisting, and a slower assembly). Customer was extremely frustrated with us for not being done with the project when the contract estimated, but the delayed start resulted in other delays which put them into their home later than they had hoped. I realize delays happen with getting financing, but often one thing leads to another, which can accumulate.
Costs
Factors that will increase your costs:
•Distance from Billings. Our website prices are given for within 30 miles of Billings**. Once we get beyond that, travel time and costs do need to be factored in. This is especially true with foundations, as concrete trucks and concrete crews don’t like to travel. Once we exceed 80 miles or so, costs can increase significantly. The biggest factor is that I often need to find local sub-contractors, who tend to bid higher for out of town contractors, knowing it won’t be an ongoing relationship.
•Home site. Difficult access, difficult excavation (rocky), and soil conditions (can impact septic requirements or cause foundation difficulties) all increase costs.
•Modifications. Our standard package gives you a very nice home. That said, most people usually make changes during the building process. It might be adding a fireplace, increasing insulation, doing a furnace upgrade, expanding decks, etc. If you request something that will take extra time and materials, it will increase the cost. If you want something different from the plan, try and make that change before it’s built. It will cost you less.
•Allowances. Our allowances do not require you to go with the cheapest available options, but neither will they cover the top end options. Customers sometimes come in significantly below the budget; however, most tend to go over, usually just a little, but sometimes significantly.
Factors that will decrease your costs:
•Reduce size. Smaller homes cost less, so go with a smaller plan, or move a wall or two in a couple of feet. We don’t charge for plan modifications.
•Decks. Eliminate or shrink your decks, at least for the time being. Decks are easy to build and are really easy to add or expand at a later date.
•Allowances. Be willing to go with a material or color that might not be your first choice. Watch for sales, especially at Lowes or Home Depot, where you can save significant amounts if you start to shop early. But recognize you might have to make some compromises.
•Appliances. They have the best deals in the month of November. Plan accordingly. You can save over 50% sometimes, but not all models are on sale.
•Do some work. Insurance and liability issues limit how much work you can do “with” us, but if you’re willing to install your cabinets, do flooring, build decks, or finish your basement, you can save quite a bit. A built shell, where you do all the interior work yourself, offers lots of sweat equity potential, but it does require a significant time commitment.
•Crawlspace versus basement. This is a potential savings that I hesitate to mention. It does cost less to put in a crawl space, but this is the last option I think you should consider. If ground conditions require it, understood, but otherwise, do a basement! It is the cheapest square footage you can add to your house and helps with appraisal and re-sale. It is where we put your furnace and hot water heater and where you can store everything you can’t find a place for, and most importantly, it is where you can send the kids or grandkids when they’re making too much noise. All that said, to eliminate the basement will save you, approximately, $8-18,000, depending on the size of the home.
**Prices are subject to change, based on cost of materials. We do everything we can to minimize those changes.
Turnkey Process
People often wonder what our process is to build. It is approximately as follows (note, this section was written prior to COVID, when things functioned reasonably smooth--timeframes are a little more drawn out currently, but slowly getting a little better.):
1. Receipt of down payment. Nothing too much beyond finalizing floor plans happens until I receive the down payment (costly lesson learned). Once received, logs are ordered and excavation and concrete are scheduled. This can sometimes be a very long process. I can’t sit on an inventory of logs, as wood will bow and twist as it dries, as well as mold and potentially begin to rot (if it is stacked together for months and months). Usually I can have wood within a few weeks, however there have been a couple of times where it has taken me months to get. This is rare, but out of my hands. Excavation is usually not an issue, but concrete can be. Billings is currently in somewhat of a boom, so concrete usually takes several weeks once scheduled. Overall typical time is 6-8 weeks.
2. Completed foundation. Once the basement floor is poured we can get to work and things start to move more quickly.
1 week for sub-floor
2-4 weeks for logs
2-6 weeks for the roof
1 week for windows and doors
1 week for interior ceiling and framing
Times listed are work weeks, not calendar weeks, so weather plays into this, as does life (illness, family life, vacations, etc.). Another factor is location. A job site 100 miles away proceeds more slowly, not just due to travel times, but due to the fact that if severe weather is forecast for the afternoon, it is not worth a 90 minute drive each way to work for 2 or 3 hours, whereas close to town it would be. It’s the same consideration for an appointment, kid’s school functions, or for other issues that might arise.
3. Utilities. Once we’re rough framed, we are ready for the trades to come in. First in is the plumber, who is usually 3-5 days. Furnace and air conditioning (HVAC) is next, and is usually a week. Following HVAC are the electricians. They take 1-2 days, followed by electrical inspection (about 30 minutes, but have 2 days to get that done). After inspection, the insulators are able to come in and do their work. They also take 1-2 days. All told there is about 2 ½ weeks of work, but it usually takes a month or two to make it work with the schedules of the various trades people. Currently labor shortages are causing even more delays, and this step has been taking a significant amount of time. We're doing our best to schedule out, but only so much we can do.
One note with utilities--It is important to have your cabinet plans prior to the plumber doing his rough-in, and that they stay consistent. Couple of times lately that customers didn't inform us of modified cabinet layouts, which resulted in plumbing being where drawers ended up at, so some extra headaches for all involved. Also, if you decide to go with an off the shelf bathroom cabinet (the ones with countertops already part of it), having the specs for those is important for the plumber, again to make sure that everything is in the right place.
4. Finish Work. Once the insulators are done we are able to come in to do finish work—tongue and groove on walls and ceilings, interior doors, window trim, sanding, and interior clear coat. The bigger the house, the longer it takes. Usually we’re looking at 3-9 weeks, with the main factor being house size. Keep in mind that we may be working on another project, but more often than not we’re in pretty quick after it is ready for us.
5. Cabinets and Flooring. This stage is out of our hands. We don’t install either of these, but the outlet you order them from should. If these are ordered and scheduled, they should take just a week or two to complete. Countertops can add to the time frame--quartz, granite and corian type countertops need to have cabinets installed before measurements are taken, then 2-8 weeks for manufacturing and installation. Depending on what you do for flooring, it will either go in before or after the cabinets, so the order in which these happen will vary. Time-frame should be about the same. We recommend that you start shopping for these items early, even before the contract is signed. That will give you the best opportunity to get a feel for pricing, to take advantage of specials, and to find the look that is just right for you. If you wait to order until we’re done with the interior it will delay completion and possibly force a rushed and an expensive decision.
A final note, all of this is also seasonally impacted. If the home-building process is started in October it will be a different experience than if it is started in April. In addition, Covid 19 has added its own layer of scheduling and difficulty. I'm getting better at negotiating those issues, but trusses and windows, which were usually a 3 week lead time, are now a 9 week lead; garage doors are up to 3 months, other items are out of stock for weeks or months at a time. We're doing our best.
Financing
Finding financing for log homes is not typically a difficult issue. There are a number of banks in the area with which I have worked. First Interstate, Western Security, Stockman Bank, Yellowstone Bank and others have all financed multiple projects over the years. As with any mortgage, good credit scores, adequate income, and a sufficient down payment will help things move along. If you are having a difficult time finding a lender, let me know, and I can refer you to the representatives we have worked with in the past.
Expectations
We strive really hard to give you a really nice house at a really reasonable price. That said, sometimes expectations exceed what we're able to deliver. Our homes are never going to be featured in the log home magazines. They are great homes, but designed for a middle class budget. We don't use the cheapest materials, but we also don't use the most expensive. We're a small company with just a handful of employees. We sometimes take a little longer than you might expect to respond to calls or reply to emails.
Also, please understand that log homes are different than conventional homes. It is the nature of wood to shrink, expand, twist, dry, and check (the splits that occur in wood as it dries). None of these things constitute a defect, it's just the nature of the beast. We make a concerted effort while building to minimize or address these issues, though it is fairly common for logs that were nice and tight when they were put together to not be quite as tight a year later. Doesn't happen a ton, but sometimes you'll see a crack of daylight between the logs, or possibly feel a bit of a draft on windy days. If we identify these issues during the building process we'll do our best to correct. If these things occur after you move in the solution is pretty easy and quick, typically an application of chinking corrects it, maybe with a bit of insulation. 98% of our customers are great with that and are wonderful to work with. Please try and be reasonable with requests, and understand that driving 60 minutes each way to apply a 60 second squirt of chinking is not a great use of our time. We will address problems, fix defects, and cover warranties, but doing basic log home maintenance is not part of our extended coverage.
Communication
If you are considering building with us, we are truly grateful. Having customers is what keeps us in business and is why we are here. Please stay in communication with us. I’m not asking for a daily update, but communication once a month or so would be helpful to let me know that you are still working towards a build and what the timing looks like.
I probably meet with 30-40 potential customers each year, the majority of whom do not end up building a home with us. That’s fine and is the nature of the business, probably more so with log homes which can tend to be more of a dream than a reality for many. Usually when people visit, we part with a “looking forward to doing business with you” attitude. The reality is that many people decide that buying an existing home is easier and quicker than going through the building process, that the timing isn’t right, that funding isn’t there, whatever. All very understandable. To the customers that do build, thank you very, very much. I owe you my livelihood.
Every now and then, however, I’ll meet with a customer, hear nothing from them for 6-8 months, sometimes a year or two, then get an email stating that they’ve bought their land and want to meet as soon as possible to sign a contract and get started in the next couple of weeks. While this is a pleasant surprise, the fact is that I need to try and stay scheduled at least 6 months out, hopefully more, so I’m usually unable to meet the schedule the customer is hoping for. However, if you keep me in the loop, I can plan accordingly and be less likely to disappoint you.
On an opposite note, I would also ask that you be realistic with both me and with yourself. There have been a few times where I’ve met with customers, been out to their property, prepared contracts, staked out home sites, scheduled excavators and told other customers I’m booked, only to have the first customer quit answering phone calls and stop returning emails when I invoice for the deposit. Please let me know if you’ve changed your mind, had problems with financing, health issues have come up, whatever. I have employees who I need to keep working and bills I need to pay. An unplanned month or two off can be very difficult as we scramble to adjust our schedules.
Location
When choosing a property and a home location, let me offer you a few things for consideration. As far as the property goes, you’ll want to consider access to it and power supply. A beautiful location can be made unaffordable if bringing electricity in costs $50,000. As for remote locations, they are wonderful, but if the roads in can’t be used in the rain or in a bad winter, then it might not be as great. Also, from a construction standpoint, just because a 4WD SUV can access a spot does not mean that concrete trucks and loads of logs can also make it there as well. We’ve had locations that we’ve been snowed out of for months, or that we can’t work if it’s rained in the last week. Again, these issues may not affect you once the home is built and your lighter vehicles can make the trek, but it certainly is a factor that can extend the build time and increase the costs.
Sometimes what is the best location for view is not the best location to build. We need a decent perimeter around the house for our equipment to operate, and, as mentioned, need to be able to get our equipment there. Additionally, as we recently learned, there are some locations the concrete trucks and concrete pump trucks refuse to go. A build site on a steep slope or with terribly uneven terrain can prove extremely difficult and highly costly to work on.
Finally, really tight lots can pose a challenge as well. We recently had to decline a job on the golf course in Red Lodge due to the fact that it was a 1/3 acre lot with finished homes and yards on both sides and just wouldn’t allow us to get equipment around it as needed. The lot worked fine for building a conventional house using 2X4’s and 2X6’s, but getting 250 lb logs assembled 30’ up on the backside of the house without equipment was too challenging.
Timing
A common question that we are asked, is “how long will it take to build?” That’s a difficult question to answer. Historically, the time frame has been 8-9 months for a 2,000 square foot home, lately our build times are averaging closer to a year. That said, there are a number of factors that can impact the actual build times. First and foremost is the size of the house. Bigger homes take longer; smaller homes go quicker. Time of year also impacts the build time. A home started in October will take longer than one started in April due to the impact of the weather and the amount of available daylight working hours. The Covid era and its consequences are also impacting time frames significantly. Items that in the past were taking 2-3 weeks are now up to 12. Other items have become extremely scarce, resulting in extended delays while we wait for orders to be filled without being given accurate estimates for delivery. It can become very frustrating for all involved.
Factors beyond our control will also play into the equation. We subcontract out a decent amount of the work—foundations, plumbing, electric, HVAC, and insulation. We have companies we work with on a regular basis, but we are still tied to their schedules. This past year concrete work continues to be backed up due to the amount of construction going on in the Billings area. We typically have had to wait 2 months for foundations to be put in before we could get started, sometimes more. We’ve also run into scheduling issues with HVAC and electric that have caused unanticipated delays.
Materials. The wood supply for our logs can, on occasion, cause delays. Every now and then our mills either get backed up or run out of materials. 2018 was the worst in the last decade, as loggers left the area temporarily for needs elsewhere. Hopefully that doesn't repeat any time soon. Additionally, wet conditions in the mountains can cause difficulties with harvesting. Since a log will twist and bow if it sits too long, I order materials when deposits are paid. This gives you and I the best material, but runs a risk of a supply hang-up. If you are planning on a kit, anticipate around 8-10 weeks for me to be able to get you your logs, during which time you can be getting your foundation taken care of. Every now and then I’ve been able to get them sooner, but that is not something I can guarantee.
Finally, to keep our carpenters busy we try to keep multiple projects going at once. What that means is that during the build process there will be times we are waiting for work to be done by others (HVAC or plumbers for example). During those times we move our crew to a different location. This means we might be tied up for a few weeks, getting that project to a place where we can turn it over to other crews, and might mean there is a time frame when your house is not being worked on. That is not because we are taking time off. It just means we are tied up elsewhere. We try to minimize this, but there will be times when no one is there. Please be patient and ask about the schedule if you are concerned.
A recent experience illustrates how overall timing can be impacted by seemingly small things. Customer was presented with a contract in early February, but doesn't pay the initial deposit until middle of May. The three month delay puts us into the middle of the busiest building time of year, meaning foundation goes in slower, truss manufacturer is on a longer lead time, and logs are being set in the middle of August (hot weather means faster drying time for the logs and so more twisting, and a slower assembly). Customer was extremely frustrated with us for not being done with the project when the contract estimated, but the delayed start resulted in other delays which put them into their home later than they had hoped. I realize delays happen with getting financing, but often one thing leads to another, which can accumulate.
Costs
Factors that will increase your costs:
•Distance from Billings. Our website prices are given for within 30 miles of Billings**. Once we get beyond that, travel time and costs do need to be factored in. This is especially true with foundations, as concrete trucks and concrete crews don’t like to travel. Once we exceed 80 miles or so, costs can increase significantly. The biggest factor is that I often need to find local sub-contractors, who tend to bid higher for out of town contractors, knowing it won’t be an ongoing relationship.
•Home site. Difficult access, difficult excavation (rocky), and soil conditions (can impact septic requirements or cause foundation difficulties) all increase costs.
•Modifications. Our standard package gives you a very nice home. That said, most people usually make changes during the building process. It might be adding a fireplace, increasing insulation, doing a furnace upgrade, expanding decks, etc. If you request something that will take extra time and materials, it will increase the cost. If you want something different from the plan, try and make that change before it’s built. It will cost you less.
•Allowances. Our allowances do not require you to go with the cheapest available options, but neither will they cover the top end options. Customers sometimes come in significantly below the budget; however, most tend to go over, usually just a little, but sometimes significantly.
Factors that will decrease your costs:
•Reduce size. Smaller homes cost less, so go with a smaller plan, or move a wall or two in a couple of feet. We don’t charge for plan modifications.
•Decks. Eliminate or shrink your decks, at least for the time being. Decks are easy to build and are really easy to add or expand at a later date.
•Allowances. Be willing to go with a material or color that might not be your first choice. Watch for sales, especially at Lowes or Home Depot, where you can save significant amounts if you start to shop early. But recognize you might have to make some compromises.
•Appliances. They have the best deals in the month of November. Plan accordingly. You can save over 50% sometimes, but not all models are on sale.
•Do some work. Insurance and liability issues limit how much work you can do “with” us, but if you’re willing to install your cabinets, do flooring, build decks, or finish your basement, you can save quite a bit. A built shell, where you do all the interior work yourself, offers lots of sweat equity potential, but it does require a significant time commitment.
•Crawlspace versus basement. This is a potential savings that I hesitate to mention. It does cost less to put in a crawl space, but this is the last option I think you should consider. If ground conditions require it, understood, but otherwise, do a basement! It is the cheapest square footage you can add to your house and helps with appraisal and re-sale. It is where we put your furnace and hot water heater and where you can store everything you can’t find a place for, and most importantly, it is where you can send the kids or grandkids when they’re making too much noise. All that said, to eliminate the basement will save you, approximately, $8-18,000, depending on the size of the home.
**Prices are subject to change, based on cost of materials. We do everything we can to minimize those changes.
Turnkey Process
People often wonder what our process is to build. It is approximately as follows (note, this section was written prior to COVID, when things functioned reasonably smooth--timeframes are a little more drawn out currently, but slowly getting a little better.):
1. Receipt of down payment. Nothing too much beyond finalizing floor plans happens until I receive the down payment (costly lesson learned). Once received, logs are ordered and excavation and concrete are scheduled. This can sometimes be a very long process. I can’t sit on an inventory of logs, as wood will bow and twist as it dries, as well as mold and potentially begin to rot (if it is stacked together for months and months). Usually I can have wood within a few weeks, however there have been a couple of times where it has taken me months to get. This is rare, but out of my hands. Excavation is usually not an issue, but concrete can be. Billings is currently in somewhat of a boom, so concrete usually takes several weeks once scheduled. Overall typical time is 6-8 weeks.
2. Completed foundation. Once the basement floor is poured we can get to work and things start to move more quickly.
1 week for sub-floor
2-4 weeks for logs
2-6 weeks for the roof
1 week for windows and doors
1 week for interior ceiling and framing
Times listed are work weeks, not calendar weeks, so weather plays into this, as does life (illness, family life, vacations, etc.). Another factor is location. A job site 100 miles away proceeds more slowly, not just due to travel times, but due to the fact that if severe weather is forecast for the afternoon, it is not worth a 90 minute drive each way to work for 2 or 3 hours, whereas close to town it would be. It’s the same consideration for an appointment, kid’s school functions, or for other issues that might arise.
3. Utilities. Once we’re rough framed, we are ready for the trades to come in. First in is the plumber, who is usually 3-5 days. Furnace and air conditioning (HVAC) is next, and is usually a week. Following HVAC are the electricians. They take 1-2 days, followed by electrical inspection (about 30 minutes, but have 2 days to get that done). After inspection, the insulators are able to come in and do their work. They also take 1-2 days. All told there is about 2 ½ weeks of work, but it usually takes a month or two to make it work with the schedules of the various trades people. Currently labor shortages are causing even more delays, and this step has been taking a significant amount of time. We're doing our best to schedule out, but only so much we can do.
One note with utilities--It is important to have your cabinet plans prior to the plumber doing his rough-in, and that they stay consistent. Couple of times lately that customers didn't inform us of modified cabinet layouts, which resulted in plumbing being where drawers ended up at, so some extra headaches for all involved. Also, if you decide to go with an off the shelf bathroom cabinet (the ones with countertops already part of it), having the specs for those is important for the plumber, again to make sure that everything is in the right place.
4. Finish Work. Once the insulators are done we are able to come in to do finish work—tongue and groove on walls and ceilings, interior doors, window trim, sanding, and interior clear coat. The bigger the house, the longer it takes. Usually we’re looking at 3-9 weeks, with the main factor being house size. Keep in mind that we may be working on another project, but more often than not we’re in pretty quick after it is ready for us.
5. Cabinets and Flooring. This stage is out of our hands. We don’t install either of these, but the outlet you order them from should. If these are ordered and scheduled, they should take just a week or two to complete. Countertops can add to the time frame--quartz, granite and corian type countertops need to have cabinets installed before measurements are taken, then 2-8 weeks for manufacturing and installation. Depending on what you do for flooring, it will either go in before or after the cabinets, so the order in which these happen will vary. Time-frame should be about the same. We recommend that you start shopping for these items early, even before the contract is signed. That will give you the best opportunity to get a feel for pricing, to take advantage of specials, and to find the look that is just right for you. If you wait to order until we’re done with the interior it will delay completion and possibly force a rushed and an expensive decision.
A final note, all of this is also seasonally impacted. If the home-building process is started in October it will be a different experience than if it is started in April. In addition, Covid 19 has added its own layer of scheduling and difficulty. I'm getting better at negotiating those issues, but trusses and windows, which were usually a 3 week lead time, are now a 9 week lead; garage doors are up to 3 months, other items are out of stock for weeks or months at a time. We're doing our best.
Financing
Finding financing for log homes is not typically a difficult issue. There are a number of banks in the area with which I have worked. First Interstate, Western Security, Stockman Bank, Yellowstone Bank and others have all financed multiple projects over the years. As with any mortgage, good credit scores, adequate income, and a sufficient down payment will help things move along. If you are having a difficult time finding a lender, let me know, and I can refer you to the representatives we have worked with in the past.
Expectations
We strive really hard to give you a really nice house at a really reasonable price. That said, sometimes expectations exceed what we're able to deliver. Our homes are never going to be featured in the log home magazines. They are great homes, but designed for a middle class budget. We don't use the cheapest materials, but we also don't use the most expensive. We're a small company with just a handful of employees. We sometimes take a little longer than you might expect to respond to calls or reply to emails.
Also, please understand that log homes are different than conventional homes. It is the nature of wood to shrink, expand, twist, dry, and check (the splits that occur in wood as it dries). None of these things constitute a defect, it's just the nature of the beast. We make a concerted effort while building to minimize or address these issues, though it is fairly common for logs that were nice and tight when they were put together to not be quite as tight a year later. Doesn't happen a ton, but sometimes you'll see a crack of daylight between the logs, or possibly feel a bit of a draft on windy days. If we identify these issues during the building process we'll do our best to correct. If these things occur after you move in the solution is pretty easy and quick, typically an application of chinking corrects it, maybe with a bit of insulation. 98% of our customers are great with that and are wonderful to work with. Please try and be reasonable with requests, and understand that driving 60 minutes each way to apply a 60 second squirt of chinking is not a great use of our time. We will address problems, fix defects, and cover warranties, but doing basic log home maintenance is not part of our extended coverage.