Log Home dry-in only.. how much for the rest?

[TNTitan]

Hi there - new guy here. The wife and I are thinking about moving out to the country and would like some information on building a log cabin style home.

We are looking at purchasing a prepared homesite on some land in Middle TN. A big ICF basement was completed a few years ago, but a home was never built on it. We were thinking about using Honest Abe Log Homes to build the home, but they only "dry-in" the home and only give cost estimates on the "dry in"

My question is home much should be estimate for everything else?

This is what COMES with the home package:

Subfloor system:
• install termite shield
• fasten sill plate to foundation
• install first floor framing
• install subfloor decking
Wall system:
• stack logs or assemble timber frame walls
• install rough-out frames for windows and doors
Roof system:
• set trusses or install rafters
• install tongue-and-groove decking (heavy timber roof system only)
• install roof insulation (heavy timber roof system only)
• install roof sheathing and felt
• install soffit covers, vents, and fascia trim
Gable ends:
• frame and side gable ends
• install gable end vents
Windows and doors:
• install windows included in package
• install exterior doors included in package
• trim exterior of installed windows and doors
Interior:
• rough frame interior partitions per plans
Porches and decks:
• construct porch and deck floors on customer’s supports
• frame upper porch system
• install decking and felt on porch roof(s)
On one-and-a-half or two-story homes, the following would be included:
Ceiling beam system:
• install ceiling beams and support girders
• install second-floor tongue-and-groove decking
Dormers:
• frame and side gable or shed dormers per plans
Stairs:
• rough in stairs to second floor
Chinking:
• install chinking where applicable


Now this is where we need help budgeting for additionally:

Items to be accomplished before arrival of package:

• obtaining necessary permits (done in the past I believe, probably need to do again)
• grading and preparation of site (basement is in.. this part done?)
• construction of drive to access site (done, but rough.. not paved)
• construction of foundation (done?)
• utility services (run to the property line only)

Delivery and assembly of log home package:
• delivery of package to site (Honest Abe does offer delivery to building site)
• assembly of package using Honest Abe crew or other source of labor to complete home to dry-in stage

Items to be installed, applied, and/or completed after dry-in:
• exterior roofing material
• exterior pest treatment, stain, and protectant (included in material package)
• paint to exterior of windows, if necessary
• chimney and fireplace
• plumbing and fixtures
• electrical and fixtures
• heating/cooling system
• insulation in gables and dormers
• partition wall coverings
• insulation in ceilings (not required with heavy timber roof)
• ceiling materials, if necessary (tongue and groove included in material package)
• interior paint, stain, and/or wallpaper
• finish floor materials
• interior doors and trim (included in material package)
• interior window trim (included in material package)
• baseboards (included in material package)
• other trim as needed
• cabinets and countertops
• stairs, railings, and balusters (interior and exterior)
• appliances
• septic system or connection to public sewer system (septic field perked only)
• foundation insulation and vapor barrier, if applicable
• gutters and down spouts
• garage doors and openers
• sidewalks
• landscaping


Can anyone help me estimate the non-dry-in part? Thanks so much!!!

[Don_P]

I've done 40-50 log home dry-ins, one thing I notice is that you should know prior to the crew's arrival where ALL electrical is going, every receptical and switch in the log walls. I mortised in the boxes, drilled the holes for the wiring and installed straps for the electrician to tape the wires to and pull the wiring. This requires you coordinating with the electrician during the planning stage and I would walk the floor with him and you in the first day or two and mark it all out on the floor. He would provide sample boxes for me to use when cutting the recesses into the logs. I have sharp chisels and work in wood, electricians are not woodworkers so this should not be left to them.

We liked to screw the siding in the gables from the backside so that very few fasteners show where the solid log walls switch to siding, holds better too.

You will need a new permit and utility based temporary power onsite.

Roughly when I walked away from the shell about half the money had been spent, this can vary wildly. The only way you can get an accurate number is to let those items out to bid if you are the GC or to hire a General contractor and have him price those items.

Best luck with your project!

[TNTitan]

Originally Posted by Don_P

I've done 40-50 log home dry-ins, one thing I notice is that you should know prior to the crew's arrival where ALL electrical is going, every receptical and switch in the log walls. I mortised in the boxes, drilled the holes for the wiring and installed straps for the electrician to tape the wires to and pull the wiring. This requires you coordinating with the electrician during the planning stage and I would walk the floor with him and you in the first day or two and mark it all out on the floor. He would provide sample boxes for me to use when cutting the recesses into the logs. I have sharp chisels and work in wood, electricians are not woodworkers so this should not be left to them.

We liked to screw the siding in the gables from the backside so that very few fasteners show where the solid log walls switch to siding, holds better too.

You will need a new permit and utility based temporary power onsite.

Roughly when I walked away from the shell about half the money had been spent, this can vary wildly. The only way you can get an accurate number is to let those items out to bid if you are the GC or to hire a General contractor and have him price those items.

Best luck with your project!

Thanks Don - thats great advice. Yea, from looking around, it seems like the shell itself is only half of the cost. - I need to double the "dry-in" price to get the completed version. Ouch!

[concretemasonry]

TNTitan -

That is certainly a very long shopping list of questions without any real information on the structure you are building. I would think your log/firewood supplier can give your some advise if he/she is really qualified.

Forgive the pun/joke, but that is what many foreign builder friends referred to for log homes after looking at models.

Dick

[RTF]

Without knowing what finish level you desire you can use a $50-$75 per square foot cost to estimate your build out. There are many variables that affect costs, such as site conditions, material availability, labor rates, etc. In my area prices for everything have dropped due to the current economic conditions, hopefully this will work in your favor.

[JoshuaJacoby]

You can probably do beams in there, looks nice with the wood. Do real wood box beams, you could go cedar for about 14 a foot.

[bill-e]

With the economy the way it is and everyone complaining about what should I expect to pay on the square foot to have my 10" diameter log home dried in? I want to see if my stack crew is on the level or trying to stick it to me? Anybody got true numbers for today's market?

[Don_P]

How much are they charging? You could always get another bid.