The CQT Triangle has three opposing corners that tend to pull at each other – Cost, Quality and Time.  Putting emphasis on one corner tends to have an opposing, negative effect on the other corners. 

For example, if your primary concern is meeting an aggressive timeline, then it’s more likely cost will increase.  There is also the risk that quality will be compromised in order to meet an aggressive timeline.  Conversely, if the builder has a more flexible building schedule, it may allow him the time to achieve a higher standard of quality and more opportunity to better control costs. If quality is your primary consideration, the cost will be higher and the construction may take longer. If your primary concern, however, is staying within a specified budget, accepting a more modest quality standard may be required.  For example, tile countertops might be perfectly acceptable as opposed to granite countertops and will save on costs.  Or, carpeting the bedrooms and limiting hardwood to the great room and kitchen areas might be an opportunity to save costs. 

Understanding the relationship of Cost, Quality and Time is important in choosing the right builder.  The builder services provided by PrecisionCraft will give you much needed information about prospective builders.  It’s not uncommon for builders to have more strength in one or two of the CQT corners.  For example, a builder that specializes in a high quality craftsmanship might have an “artwork” standard.  But, there is a price to pay for “artwork” usually in time and/or cost.  Aligning your priorities with the strength of the builder will help you achieve your objective. 

The information in the PrecisionCraft Builder Report combined with a clear understanding of your CQT priorities will help you make the right choice in selecting a builder.   It is always best to talk with your PrecisionCraft Project Manager and the prospective builders about your expectations and priorities. 

Timber Frame Entry

To capitalize on this trend and to better serve their clients, PrecisionCraft has put greater emphasis on their exclusive Builder Bid Administration process. Doing much of the groundwork for their clients, PrecisionCraft researches builders, request bids, and performs thorough reviews and evaluations of the builder bids received. From construction drawings to materials selection to their exclusive builder bidding process named BidRightSM, PrecisionCraft acts as the client’s advocate, ensuring the best price, highest quality and accountability from all parties involved. With that level of assurance, building a custom log home or timber frame home is feasible. Read more about why now is a good time to build.

Timber Frame Home, Custom Design

This year’s tour is unique for several reasons. One, it’s returning after a year off. I know that I and other Log Homes Council members I’ve spoken to are really looking forward to coming back together to network, catch up and share new ideas. Also unique is that we’ll be seeing a couple of facilities that don’t make logs—we’ll get the opportunity to see how other manufacturers have decreased waste, optimized flow and found other ways to increase efficiency.

I’m proud to be host of one of our stops—my company, PrecisionCraft Log Homes and Timber Frame. Our log home facility includes two Pendu milled log lines, a handcrafted log yard and a Hundegger K-2 CNC timber frame milling line. I’m excited to get the chance to show you how we’ve incorporated lean manufacturing techniques and what we’ve learned from the process.

The other stops are:
MotivePower: This state-of-the-art facility designs, manufacturers and re-manufacturers diesel-electric locomotives. They have been using lean manufacturing techniques for several years.

Woodgrain Millwork: One of the largest millwork companies in the world, this production facility specializes in efficiently optimizing wood fiber in its end products. Woodgrain management has integrated lean manufacturing throughout their operations.

Woodgrain Door: This fully-integrated wood door manufacturing shop produces a variety of solid wood and insulated doors. You will see how lean manufacturing techniques have reduced costs in this large-volume facility.

Are you ready to get back on the bus and learn smart new ways to get lean? Let’s go! Register for the 2010 Log Homes Council President’s Tour at www.nahb.org/presidentstour. I’ll see you there!

All the best,
Jim Young
President, PrecisionCraft Log Homes & Timber Frame
Chairman, 2010 Log Homes Council President’s Tour

Handcrafted Log Yard at PrecisionCraft Log Homes

Hundegger K-2 Timber Frame Milling: PrecisionCraft Timber Frame

Pendu Milled Log Lines at PrecisionCraft’s Manufacturing Facility

For Mark and Crystal Ryan, building their dream mountain house was synonymous with building what is commonly referred to as a “green” home.  This Oregon couple turned to award-winning Mountain Architects and PrecisionCraft Log & Timber Homes to help them design and manufacture a home that is now in the final certification process to be awarded the LEED Platinum rating.  LEED, the Leadership in Energy and Environmental Design, is a comprehensive framework for the integrated design approach key to high-performance building.

This LEED rated, 3,600 square foot custom log and timber frame home is beautiful, healthy, and good for the environment. To top it all off, the highly efficient home saves the Ryan family a great deal of money.
With state-of-the-art milling processes, tight fitting connections and a unique building system, PrecisionCraft’s milled, mountain style homes are a natural fit for LEED for Homes certification.  Their top of the line milling processes combined with the industry’s most refined green design techniques support an energy efficient, environmentally friendly structure.  “This is truly exciting for the log and timber home industry,” says Jim Young, 2009 Log Homes Council president and president of PrecisionCraft Log Homes & Timber Frame.  “This milled log and timber frame home will be the first of its kind to receive LEED Platinum Certification.”

Some of the most important details of green construction are rarely seen.  Using LEED as a guide from the onset enabled the Mountain Architects design team, PrecisionCraft Log Homes, Gomes Construction and the Owners, to develop environmental and performance goals while providing a beautiful and functional mountain getaway.

The build site for the Ryan’s LEED rated home was protected from erosion during construction with straw bales, silt fences and protected zones. Hardscaping features and swales were designed to prevent any future erosion.  The lot has a minimal amount of impervious surfaces to reduce water runoff.  In addition, the surrounding property was naturalized, planted with 100% native species, reducing irrigation water demand by 85%.

To create a healthy and comfortable indoor environment, windows were strategically placed to fill the home with natural light.  Low-E, argon-filled windows were installed throughout the house and windows on the south side allow sunlight to enter the space in winter, storing radiant heat in the thick tile floor.  Extra large roof overhangs were uniquely designed to let in the sun during the winter months and keep out the high summer sun.

Additional energy saving features include compact fluorescent bulbs and fixtures, high efficiency appliances, and a 96% efficient propane boiler that provides energy for the radiant heated home.  A zoned heating system allows the Ryan’s to maintain a comfortable temperature in rooms where they spend their time but avoid wasting heating energy in empty parts of the house.  Low flow shower heads and faucets and dual flush toilets significantly reduce the demand for water.

The home meets the ENERGY STAR Indoor Air Package standards, that includes an Energy Recovery Ventilation system providing cleaner, healthier air and protection against airborne pollutants (even the garage has an automatic exhaust system).

The super tight envelope created from PrecisionCraft’s cedar logs is supported with structural insulated roof panels by Precision Panel.  The SIPs construction gives the roofing an R value of 52 making it several times more energy efficient than conventional construction.

The building team sorted construction waste products at every stage of building for recycling and reuse.  Because of the highly efficient manufacturing methods of PrecisionCraft Log Homes, the project produced 78% less waste than the typical construction of a conventional home.  A large percentage of the construction and building materials have high recycled content, and were locally harvested, milled, or manufactured to reduce shipping costs and fuel use and to support local businesses.

Learn more about PrecisionCraft and sister company, Mountain Architects at PrecisionCraft.com. Explore PrecisionCraft’s Green Log Homes Design Center and discover how you can reach your green building goals with your custom mountain home.
PrecisionCraft’s Newsroom:
http://newsrooms.prweb.com/PrecisionCraft-Log-Homes/

PrecisionCraft launches its new Log Homes Design Build Center at PrecisionCraft.com!  With this new online resource center, people worldwide can get a complete look at PrecisionCraft’s Design Build approach to building custom log homes and timber frame homes. From creating one-of-a-kind designs through the entire construction process, PrecisionCraft’s Design Build center highlights how this unique approach utilizes streamlined processes, aggressive cost controls and cutting edge timeline management techniques to ensure the highest quality build standards at the best price. PrecisionCraft’s Design Build Approach includes:

• Conceptual Design
• A Cost Feasibility Study
• In depth, Pre-Construction Planning, and…the
• Highest Quality Construction

According to Jim Young, President of PrecisionCraft Log Homes & Timber Frame, “the primary advantage of such a unique approach in the log and timber home industry is the client’s ability to see every detail of his or her project thought through and planned for before committing to construction. This means every client has the right design for them, feels completely comfortable with its cost, and enjoys the security that comes from such in-depth planning prior to making a commitment to construction.”

Browse PrecisionCraft’s new Log Homes Design Build Center at: http://www.precisioncraft.com/DesignBuild.html.

Log Home Living:  Really briefly, can you give me your list of 5 attributes that you look for in a good piece of land for building a log home, and why these are important.

Jim Young:  Aesthetics, Proximity, Buildability, Utilities and amenities and Resale.

Aesthetics – Most log home buyers build a log home because of the look, feel and beauty of the log home.  Log homes have an emotional appeal and the building lot must complement and enhance the emotional impact.  The design of the home and the building location are married such that it meets the Owners aesthetic vision. It’s a good reason for the Owner to get the architect involved on the front end of the building project – preferably during the lot selection.

Proximity – Proximity of the building lot to the Owners interests and/or activities is critical.  This might be a ski-in, ski-out location or golf course lot or isolated in the forest.  I’ve had clients happy with their home but it location is inconveniently located far from the nearest town and day-to-day services like grocery stores and restaurants.  On the other hand, my family has a cabin in Idaho’s wilderness area and the remoteness of the location is the primary attraction.  Buyers should also consider proximity to neighbors and other buildings or future buildings in the area.  A building lot may have a gorgeous view but may also be located where the view will eventually be obstructed at some point by future building. 

Buildability – The building lot should be evaluated by a building professional for buildability before purchasing the lot.  I cannot emphasize the importance of this point.  Too often, Owners are surprised by additional costs they were not aware of before purchasing – such as the cost of retaining walls, roads or driveways, utilities, special permits, etc.  We’ve had situations where the Owner’s building lot was located on an ancient Indian burial site and unable to build.  Another case was a site designated as a protected wetland.  Probably the biggest factor adding unexpected costs of construction is the slope of the lot.

Re-sale - Every realtor will tell you its location, location, location.  Of course, this is true if you are considering re-sale.  Re-sale is certainly a consideration but log home buyers tend to have a broader vision in mind.  This is their dream home or perhaps a family retreat.  It is my impression that most log home buyers intend to own their home indefinitely or this is the home they plan for their retirement.  This being said, log home buyers should still keep an eye on the re-sale value of the home and lot. 

Amenities and Utilities – If the building lot is in a developed subdivision, more than likely it will come with more amenities and utilities at the building location such as water, power, sewer, cable, etc.  Developed subdivision often times offers clubhouse amenities, swimming pools and other features.  This is extremely important and can add considerable value to the lot.  On the other hand, undeveloped lots come with considerably more expense when adding amenities and utilities.

Log Home Living:  What should you look for in terms of the overall location? i.e., what are some signs that it’s a good piece of property for you in terms of proximity to neighbors, number of trees, how close it is to critical goods and services, how close it is to water, etc.?

Jim Young:  In addition to the considerations mentioned above, Buyers should understand the zoning at and around the potential building site.  It is a good idea to consult with a professional builder to inspect access to utilities such as water, power, sewer, etc.  Buyers should also consult with the local building departments, title companies and neighbors to understand any factors not readily apparent. 

Log Home Living:  How important is the slope of the land in this discussion? Is there a certain degree of slope that is too steep to build on? What should you be looking for here?

Jim Young:  It is possible to build on lots with very radical slopes.  I’ve seen projects that I swear are on shear cliffs.  But, it’s expensive.  Again, buyers should consult with a professional before purchasing especially if the lot is sloped.  It’s hard to judge the actual slope of a building lot without a topographical survey.  A lot that appears relatively flat by the naked eye can be deceiving.  It is worth the money to have a survey of the lot and to discuss the building ramifications with a building professional before purchasing the lot.

Log Home Living:  What’s a perc test, and how important is it? What should you be looking for in the perc test of the land?

Jim Young:  A perc (percolation) test is done to evaluate the appropriateness of the soil condition for a septic drain field.  If the prospective building lot does not have sewer access and thus requires a septic tank, then getting a perc test before you buy the lot is a good idea.  Also, find out from the building department where the septic tank and drain field can be placed and determine any issues or requirements prior to purchasing the lot.  This might depend upon the results of the perc test and is a good reason to have it done prior to closing on the lot. 

Log Home Living:  Any other tests that should be conducted before you decide to buy?

Jim Young:  If there is any question about the soundness of the soil, buyers might want to consult with a geotechnical engineer.

Log Home Living:  If good views are important to you, do you want them facing in a certain direction (E, W, N, S)? Why or why not? If you need to remove some trees, is this a deal-breaker for some people because of the cost, annoyance? Or is that a relatively simple task that shouldn’t make or break your deal?
Any other considerations to keep in mind when choosing a piece of land based on the views?

Jim Young:  Most of the time, the view will dictate the direction of the building but, if there is a choice, I prefer to situate the kitchen and/or great room East for the morning sun and to avoid afternoon glare and heat. On the other hand, some people would like to see the sunset in the primary window location. 

Log Home Living:  What should be available for utilities on your land? How will having available utilities on that land make building easier?

Jim Young:  Water, power and sewer or septic can be very expensive.  Drilling a well and installing septic is commonplace.  But, the buyer should have a good understanding of the potential costs.  If there is no power to the site, it is important to contact the utility company and find out the cost of installing power to the site.  Off – grid power is also a consideration with the use of generators, solar and wind power but cost and reliability are issues and must be fully understood. 

If there are no available utilities, how does that affect the cost and convenience of the building process?
Buyers should consult with a building professional to inspect the lot and get good estimates of installing the utilities before they purchase.

Log Home Living:  Are there ever instances when a piece of land cannot have utilities? What is it important to look for here before buying?

Jim Young:  Again, it is extremely important that buyers consult with a professional before buying a lot especially if the land is undeveloped.  Installing utilities can be tricky and may not be feasible in some locations.  Buyers should understand the potential costs of drilling a well, installing septic or bringing power to the site.  It is not uncommon that costs will exceed the value of the land.

Log Home Living:  Any other important land considerations before you buy?

Jim Young:  Buyers should be fully informed of easements, access, setbacks, zoning and other legal considerations and should consult a lawyer if there appears to be anything unusual.  Title insurance is critical. 

Log Home Living:  Finally, what are your top 5 warning signs that it’s a bad piece of land that you should steer clear of? Why are these signs problematic?

Jim Young:  Soggy soil or underground water can cause a tremendous amount of grief.  If you are looking at the building lot at the driest time of the year, be sure you understand what the building lot looks like in the spring and winter.  Understand where there is potential runoff.  If there is any question, have a soils engineer look at the site. 

Be very cautious of unfulfilled promises by the developer.  If the developer has not yet completed installation of road, utilities, etc., then you might want to consider how you will be covered in the event the developer defaults.

Again, any legal irregularities in the title can become a horror story.  Make sure the title is clear and you understand all easements and access requirements.  It’s a good idea to talk with the local building jurisdiction and see about the requirements for building permit on that specific lot. 

Being aware of development activities around the lot are important.  It would be heartbreaking to learn about a new sewer treatment facility going in next door after you have purchased the lot. 

Find out why the seller is selling.  Make sure you get full disclosure.

Click on the Image Below and Take a Tour of this Handcrafted Log Home Cabin:  Hear the Story, Browse the Photos, and Tour its Floor Plan

With over 65 of Mountain Architects’ most admired plans now showcased online, their design gallery offers a lot of inspiration!  Now, the artistic duo takes you for a detour over the next four months, sharing real life stories of how Mountain Architects’ new design creations come to life.

“People already love to browse through our award-winning floor plans but now they can see how some of our clients have turned these design concepts into extraordinary timber and log homes,” said Mountain Architects’ lead designer, Matt Franklin.

“Inspired Living: Stories You Can Build Upon” will feature the stories behind truly extraordinary mountain style homes. Log home lovers will get the inside scoop on what inspired each home’s design – was it to build a legacy for family generations to come, to incorporate “green” elements to ensure energy efficiency, or to create an atmosphere of warmth and intimacy?  Whatever the reason behind the design, potential log home builders are sure to find inspiration for their own timber or log homes!

June’s Inspired Living Story:  Building a Legacy Home - see how Kelly and Marie take Mountain Architect’s Laurette Chateau floor plan and turn it into their own legacy timber frame home!  Get the full story of this timber frame home.

July’s Inspired Living Story:  A Tale of Three Families - One Design, Three Custom Homes.  PrecisionCraft’s award-winning Woodhaven floor plan has been built a few times over the years.  But, just as no two families are the same, no two homes are the same!  This Inspired Living story illustrates how three clients started with the same Mountain Architects floor plan, but created three very distinct homes.  Each home is customized to match the unique needs, architectural style, property and budget of three different couples.  See all three log homes and read their Inspired Living stories.

VIEW & COMPARE photo tool!  Each online feature story is equipped with an interactive floor plan tool.  If you like the layout of the great room and want to see it come to life, simply click on floor plan itself… easy as that! 

1. Building costs will never be lower
2. Mortgage interest rates are at an all time low
3. Inflation (or hyperinflation) is on the horizon

See Yourself in 10 Years

Will you be kicking yourself and saying “I knew I should have pulled the trigger when building costs were at an all time low?” In 2019 material and labor costs are much higher and interest rates are on the rise. There are more government regulations and hoops to jump through, which are driving construction costs up even further. Thanks to stimulus spending a decade earlier, the country is experiencing double digit inflation. The smart money locked their 30 year mortgages at interest rates near 5%, and are repaying those loans with inflated dollars. And to make matters worse, since you didn’t build your home in 2009, you missed 10 years of enjoying it.

We all wish for a crystal ball so that we could gaze into the future and make better informed decisions today. Even without a crystal ball, the signs are pretty clear. We are in a tough economic environment; entering the 17th month of the longest recession since the Great Depression. It will probably be a long and protracted recovery before we are back to more normal. Some of the most pessimistic economists are predicting the recovery could last 10 years before real estate values are back to pre-2007 levels.

The Role of Inflation Tomorrow

At some point, we are going to have to pay for the stimulus spending. I’m not going to debate the merits of stimulus spending other than the reality that we cannot continue spending trillions and trillions without paying for it at some point in the future. It either gets paid via higher taxes or, the more politically expedient way, inflation. With all the money the Fed is pumping into the economy, once the recovery starts, inflation is bound to rear its head. Once inflation takes off, you best have your money invested in hard assets that will increase or retain real value. Better yet, leveraging those assets with fixed low interest rate loans that can be repaid with inflated dollars will yield a double inflationary hedge. Whatever you are feeling about real estate and, many people are not feeling very good, real estate is still the best protection against inflation.

The Upside

New home construction is at its lowest recorded level and there are more builders and subcontractors looking for work ever than ever before. Currently, it is a buyers market with tremendous opportunity to make deals that were unthinkable just a few months ago. Plus you don’t have to wait as long to begin building your project.

If you currently own your building lot and bought it before last year, most likely, your land is not worth as much as pre-2007 levels. But, what does that really mean? If you bought your land to hold long term and build say - a retirement home or family cabin to be held for a number of years and/or passed on to your family, then the land is the land. It still has all of the characteristics, beauty and other reasons that prompted you to buy it in the first place. If your intention is to build on your land, now is the building opportunity of a lifetime.

Bottom Line

Chances are pretty good that prices will not go much lower than they are today. It is more likely there will be upward pressure as the economy improves and inflation and interest rates will rise. Bottom line, if you are going to build, it is a far smarter bet to build today than wait. This is a historic time with historic opportunity.

Taking care of log homes is a bit like caring for your car.  You would never consider driving your car for years without changing the oil or ever washing it.  Your home too needs an occasional wash, inspection and maintenance.  It is easier and better to inspect a clean home than one that’s dirty.  Besides, a clean log home looks great.  It’s amazing how a few months worth of pollen, dust and dirt can hide the beauty of your log home finish.  And like a car, giving it a cleaning every once and awhile helps extend the life of the entire finish system.

At Perma-Chink, we recommend cleaning your home twice a year, in the spring and the fall.  But you need to be careful with what you use to clean your home.  Many household cleaning products have a high pH.  This means that they are alkaline or caustic and these types of products can harm your finish, even if it’s in good shape.  For maintenance cleaning avoid using products that contain bleach or ammonia.  Both can have a detrimental effect on your finish.  Products that are slightly acidic like our Log Wash are much better to use since they are gentle on the finish but are extremely efficient cleaners.

The Inspection
Once your home is clean it’s time to do your inspection.  Start at one corner of the home and be sure to go all the way around.  Inspect each wall individually and don’t try to inspect too much at a time.  If you have a digital camera, take it with you during your inspection.  It’s amazing how difficult it is to find something you noticed a week or so ago.  Begin by standing back, away from the home and look for some of the more obvious problems such as:

1. Filled gutters and blocked downspouts.  If you are not sure about them, use a garden hose to make sure that they are in good working order.
2. Look at the dormers and upper story windows for signs of water damage.  If you have a problem seeing that far, use binoculars to inspect the higher areas.
3. If you have a sprinkler system, turn it on to make sure that no water is hitting your foundation or log walls.
4. Landscape plants and shrubs should be no closer than 18 inches to any log wall.  If necessary, trim them back.
5. Move any piles of firewood at least two feet away from the home and never store firewood on the porch.
6. Look for any wood that is in contact with the ground, even if it’s pressure treated.  For protection against termites and rot, all wood should be at least 12 to 18 inches above the soil.
7. When you stand back from a wall you can better see general patterns of wear and fading of your finish, especially on the south and west walls.

Now that you have inspected the wall from a distance it’s time to get up close to see what’s going on.

1. Look closely at the finish.  Round logs tend to weather more on the upper half than the lower half since it’s this area that’s most exposed to the sun and rain.
2. Are there any new upward facing checks that have opened up since your last inspection?  If so, seal them.  It’s also a good idea to pour an ounce or two of borate solution in the check a few days before you seal it to kill any decay fungi that may have started to grow.
3. Look for signs of algae and mold.  If there are green splotches, it’s algae and an indication that the wood is staying damp.  Small dark spots are typically molds.  A good washing with Log Wash will remove mold on top of the stain but if they are located under the stain it may be necessary to remove the finish in order to get at them.
4. As you walk along looking at your logs take along a small hammer and lightly tap the sill logs every couple of feet.  Also check the logs around windows and doors.  If a log sounds hollow or you get a dull thud you may have a pocket of rot that needs to be repaired.  Use a thin bladed screwdriver to probe the area to see if the wood is soft.
5. While you are inspecting the logs you should be looking for signs of insect infestations.  A few beetle holes here and there are no cause for alarm.  Most of the holes are probably old and empty.  If you are not sure, stick a strip of masking tape over the holes and check it a week or so later.  If the infestation is active, holes will have appeared in the masking tape.  It takes many years for these beetles to do much damage.  Just make a note of it and when it comes time to completely refinish the home be sure to treat it with a borate before you apply a new coat of stain.
6. Window and door frames are the source of many water related problems.  Check to see if the caulk is adhering to the adjoining surfaces.
7. Give special attention to all log ends, especially if they extend out beyond roof overhangs. The log ends can really absorb water and that’s where a lot of rot problems start.

Little problems can turn into major ones if left unattended.  A bit of maintenance now and then will keep your home healthy and beautiful.