We understand you may have questions. Here is a list of queries our clients typically ask. Click below to see the answers.
Over the years many customers have chosen Log Homes of the South as their home package supplier and builder because of our complete dedication and focus towards their project while providing
- Site evaluation
- Material/package procurement and delivery with our material package being the most thorough in the industry.
- Site grading/clearing/foundation excavation
- Foundation [representing slab, crawl space or full basement
- Dry In Construction
- All mechanicals: Hvac, electrical, Plumbing
- Turn Key Construction [completed home ready to move into]
Log Homes of the South employees its own experienced carpenters and with over 500 Log and Timber Homes built over the last 30 years it is our passion. We are licensed residential contractors in multiple states and truly represent log and timber home construction from Dirt to Done.
Yes with hundreds of homes throughout the South and other to , we can show you homes that are turn key completed, homes that are under construction. We typically try to show you homes that are similar to what you are going to build. We can show you 600 sq ft weekend retreat cabins or 6,000 sq ft primary residence and everything in between.
We provide you with many of our “standard” models from which you can choose. You are also able to modify any of these plans to fit your lifestyle (add length, dormers, porches, move windows or interior walls). Most customers use our standard plans as a starting point. Many potential customers have supplied us with a photo of a home that they like or will draw/sketch their dream home. We have designed and/or built many custom home plans.
1. Determine when you are planning to build. This will help you develop a time line for the entire planning process. If you plan to start this year or early next year, you will want to talk to your salesperson to determine package costs.
2. Choose your lender and determine your budget. It is often helpful for you, the homeowner, to work with a lending institution that has experience in dealing with log homes. We carry information from a number of lending institutions. Feel free to call us (1-855-324-8200) if you are interested in receiving any of this information.
3. Choose your floorplan. Assuming that you already own land or are looking for a place to build, it is time to consider what size and style of house you are planning to build. We offer a variety of standard plans ranging from small cabins to large homes. You can view the standard plans at our website on the “See Our Homes” page. All of the standard plans can be customized to meet your needs. In addition to the standard plans, we can also custom design. If you already have a floorplan in mind, we should be able to work with it.
4. Obtain a quote. Contact our office or your salesperson for more information on one of our standard plans or a custom design. They will be able to provide an accurate price quote for the design. We can also assist in forecasting a complete project cost.
5. Determine whether you plan to general contract or hire a professional general contractor. There are pros and cons to both. The general contractor plays the most important role in a construction project. He/she is responsible for all aspects of the project from the initial site preparation all the way through the finishing touches. Two of the biggest reasons you would choose to do it on your own are (1.) to save money and (2.) to have a hands-on role in constructing your own home. Two good reasons to consider hiring a professional are (1.) to have an expert handling each detail and (2.) to have someone knowledgeable overseeing each subcontractor.
6. Visit our model and the manufacturing facilities. This is a good step to take at any point during the process. Our manufacturing facilities are located in Oneida, TN. Plant tours and mini-seminars are offered each month. Check our calendar of events for exact dates.
7. Attend any local seminars, open houses, or shows available to you. Check our calendar of events for exact dates. Call us at 1-855-324-8200 for updated information on upcoming log home events.
These steps should be helpful in getting your project rolling. Your salesperson will be able to help you with these steps as well as many other details pertaining to your log home. We can help you achieve your goal of building a log home!
We provide one complimentary free quote for either a dry-in or a turnkey on any of our models or your custom plan. We can make arrangements for additional quotes.
Major factors: (A) Design/Architectural features of your home plan (B) Your building site–length of driveway, size of septic field, depth of well (C) Interior Finishes–flooring, counter tops, size of fireplace, etc. (D) Are you going to have your log home constructed to a dry-in or turnkey state?
Based on these factors, you can see there are many variables that can affect the total pricing of your home. With respect to square footage cost, the average home (based on recent years) can be $180 and higher per square foot for a turnkey home. However, we have seen some homes based on design features run up to $250 per square foot for turnkey. Each customer and each home is unique so using averages won’t always give you a definite cost. Let us provide you with a rough estimate of either dry-in or turnkey construction.
Our customers often comment on how difficult it is to compare prices between different manufacturers. So let’s take a minute to review the most common sources of difficulty.
1. Package Contents
Most log home companies offer their product at various, pre-packaged content levels, ranging from the bare logs to a complete “dry-in” package. Log Homes of the South, for example, offers log packages at five basic levels. We also give you the option to include or exclude specific items or materials.
To be sure that you are accurately comparing “apples to apples” you need to know exactly what is included in the price. What one log home manufacturer calls a “total package” may include or exclude significant amounts of material compared to another manufacturer’s “total package”. There is no standard of comparison between manufacturers. Sometimes it is not clear to see which items are excluded. For example, a plan which uses conventional framed trusses may have a small note on the plan which says “Trusses by others”. That may be your only indication that they are not part of the package.
Some package prices also include valuable additional items – for example, free attendance at a builders class offered by the manufacturer, or on-site technical assistance. These items are easily overlooked but may be very useful to you if you are planning to build the home yourself.
Log Homes of the South provides a complete written listing of the materials and services contained in each package level. If in doubt, your Log Homes of the South representative will be happy to clarify the exact content of any package level for any home plan that you are considering.
2. Shipping costs
Your log home package will typically be delivered on several semi- trailers; and running a semi-trailer can be expensive. Some log home companies charge a “standardized” delivery charge, while others offer “free delivery!” Whether or not a “standardized” delivery charge is a good deal for you depends on how far from the manufacturer’s factory your building site is. And “free delivery!” is, of course, a bit of a misleading claim. The semi-trucks use fuel and oil, and the drivers expect a paycheck each week; so the cost of delivering your log package is actually rolled into the purchase price somewhere.
Log Homes of the South charges delivery costs based upon the actual delivery mileage from Oneida TN to your building site. You pay only the actual cost of shipping – and shipping costs cannot be used to alter the price of your log package. Your Log Homes of the South representative will be happy to provide you an estimate of shipping costs to your building site.
3. Standard and Custom Pricing
Some log home manufacturers quote pricing for their “standard” plans, while others develop custom pricing for each customer. It is important to understand that “standard” pricing is based upon certain assumptions about the package. For example “standard” models will typically be priced with a “standard” snow-loading factor for the roof structure. If you are building in an area which has heavier-than-average snowfall, the roof structure will have to be upgraded. This will impact the price.
Estimated prices can vary widely in accuracy and content from manufacturer to manufacturer. Beware of the manufacturer’s representative who estimates a price for you based solely upon the square footage of your plan. This estimate may be incorrect by as much as 50% – either way. The only way to make an estimate which will be accurate within 10% is with a well-defined floor plan and elevation data. You should not make any commitments based upon estimates made without this data.
Log Homes of the South provides current pricing for each package level for all of the home plans featured in the catalog. We can also provide custom pricing based on a floorplan of your own design at no charge. Obviously, the more detailed and complete your plan, the more accurate the estimate will be. Consult with your Log Homes of the South distributor to be sure that all factors that will affect your package price are clearly understood.
In conclusion – if you are seeing wide ranges in prices from different manufacturers, take a minute to consider what is included in each price. Some of the differences may be explained by the quality or finish of the materials. If there are still large discrepancies, it can most likely be found in the amounts of materials and services being quoted. The only way to find these out and adjust for them is to study the manufacturers’ materials and ask their representatives for clarifications.
Your Log Homes of the South representative will be happy to answer any questions you may have about package contents, pricing or estimating for your log home plans.
We have had customers pay in cash for their homes, but generally, most of our customers go through the financing process. Securing your financing is important, and with the ever-changing rules/regulations that banks have, it is best to get the finance-ball rolling sooner than later. Be careful not to work backwards when it comes to financing. Instead of spending time designing the home and meeting with different companies, it is best to first find out how much you can borrow and then design your home to that budget. Your conversation with the financial institution will dictate the rest of your planning.
Ultimately you will be obtaining a construction loan and a mortgage. The construction loan is needed for the construction materials and the labor for your home to be built. When the house is complete and you have received a Certificate of Occupancy, the construction loan is replaced with a mortgage loan.
The construction loan is broken down into several payments or “draws” that will be issued throughout your building project.Generally we work with the bank requesting draws on an agreed upon schedule, usually once per month. We submit the necessary paperwork to them, provide waivers when necessary to make the draw request process a smooth transaction.Each month you will make payments on the construction loan. The payments cover the interest on the outstanding balance of the construction loan. A bank inspector or appraiser may visit your job site each time a draw request is made. Their job is to confirm that the items for which payment is requested are complete or near completion so the draw can be issued.
We have worked with several lenders that are familiar with log and timber homes. Let us know if you need recommendations.
Log Homes of the South has an active role in the construction of almost all log homes that are purchased through our office. With over 500 homes sold we are your builder, occasionally we will have a client build his/her own home but typically we pull the required county/state permits and work hand and hand with yoiu throughout the entire process. we can take your Log or Timber frame home to a dry in state or turn key your structure.
R-Value measures the performance of an INSULATED wall. Since a log wall is a solid mass (there is no insulated space), R-Value does not apply correctly. The log home is measured by Thermal Mass. The studies that have been done on the differences between insulated walls vs. solid log walls point out that a solid log wall is superior based on the average costs for heating and cooling.
Note: The R-Value for our standard insulated roof system is R-38.
Probably. Settling is an important issue with any log home. But why would you want your home to settle??? Believe it or not, settling is not a disadvantage with our log homes; it is actually beneficial to you – the customer.
The logs have a tendency to shrink or move during the first year or two after construction. If the logs were not allowed to settle once they shrink, small gaps would potentially open up between each log. By allowing the logs to settle, the gaps are allowed to close up. The bottom line is that a log home that is built to settle ultimately provides a tighter, stronger home.
Note: Don’t be too alarmed. Our homes are built to allow for 2 inches of settling, but it is rare when the home settles more than 3/4 of an inch. The home is constructed to be mostly self adjusting.
No. This is a common misconception. Consider this: If you threw a 2X4 and an 8 in. log on a fire, which one would be there after an hour? The same is true for a log home. It takes much longer for the log wall or heavy-timber rafter system to catch fire, and also takes more time for them to completely burn.
All homes (or at least most) are made of some sort of wood- you just don’t always see it. For hundreds of years, homes in North America have been constructed with wood timbers as a frame and then covered with some sort of siding- aluminum, brick, vinyl, wood etc. Bugs are not necessarily more attracted to a log home than the brick home next door.
Solid log homes by nature have more structural integrity against certain wood-eating bugs like termites. If you did happen to have termites around your log walls, you would most likely be able to detect their presence right away before any serious damage occurred.
Log Homes of the South provides several ways to “bug-proof” your log home. First, the pine logs are kiln-dried, so any pests or larva living in them are killed. Then, Penetrete is shipped with your log home package. This substance is to make your log home bug (and rot) resistant. Finally, if you live in an area prone to termites (or other pests), use a termite shield and/or treat the soil- the same way you would if you were building any other type of non-log home.
The two major areas of concern will be Staining and Caulking. Your log home will require some sort of stain or sealant between 6 months and 1 year after construction. You will not want to cut corners when choosing your sealant. There are a few major brands that perform well. If you use a low quality product, you will probably be re-staining your house every summer. If you use a high-quality product, you can up to 4 years of coverage (this usually depends on how much exposure to the sun, wind, and rain the home gets).
Caulking is another maintenance item. If any small cracks or gaps open up on the exterior of the home, it is imperative that these be filled. Prolonged exposure to rain and ice will cause these openings to decay. The majority of the cracks and gaps will occur within the first 1-2 years, and it is recommended that the home be caulked at this time.
We offer main tenance programs for all rhe homes we sell and build assuring you a beautiful custom Log or Timber frame home for years to come.
