Would you buy a log home?

9 years ago

We are still, like a year and a half later, looking for the right lakefront cottage or land.

It has been difficult to satisfy our combined wish list (inlaws and me and dh) which includes:

Location (within 90 minutes of our city and close to tourist location)
Newish or extremely well maintained (inlaws)
Low maintenance
Has a modicum of privacy
Westerly or southerly aspect
Good views of lake from house

It's not so much a question of increasing budget as it is very tight inventory. Very little comes up.

So we recently expanded our search area and a log home came on our radar. Inlaws like how new it is, husband likes the lot (big, flat) and location. I, however, distrust and fear the maintenance and utility bills associated with log homes and feel like they depreciate more than conventional builds. I definitely don't want to spend my summers maintaining my second home (I work full time, garden, etc) and no one else in this family knows which end of a hammer to hold.

So...are my fears kinda groundless? Or would you, too, stay away?

ps I also dislike the aesthetics (dark, small windows) but can live with that for a cottage.

pps they've been trying to sell the house since 2006 and have dropped the price $100k in that time.

Here is a link that might be useful: Link to home in question

This post was edited by robotropolis on Sun, Dec 28, 14 at 19:48

Featured Answer

christopherh

9 years ago

My neighbor down the road has a 3,000 sq ft log home. The original owner built it from the trees on the property, so it's not from a kit which is what 90% of log homes are today. My neighbor put a woodstove into the fireplace opening and the entire downstairs stays nice and warm on our cold Vermont winter days. She has oil as backup for the bedrooms.

The house is well built but does need maintenance. They must be built correctly or they become major headaches because as the house settles, it actually shrinks in height. So things like windows and interior walls must be built to accommodate the settling. If done right the homeowner doesn't notice anything. Kit homes are designed to accommodate this.

The exterior walls must be maintained as it's not exactly vinyl siding.

The home in the photo looks like it was a kit. Find out who the manufacturer is and if they're still in business. If so, go to their website and see how these homes are made. You'll be amazed as how the logs are machined for a literally air tight fit. Find out who the dealer was and if their crew erected it.

It looks like it has 6 inch logs. That's 6 inches of solid insulation.
A properly built log home will last over a hundred years. That's a lot longer than many houses that are just slapped together these days.

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Comments (36)

User
9 years ago
I have the same question.
Have been looking for a lakefront home (online) for more than 2 years
We are looking in the northern Alabama area, relatives in the area.
We have extended our look to northeastern Georgia.
Lots of inventory but houses are huge, 4000 sq and up.
Too much cleaning and yard work. Rather have less sq footage and
Natural landscape.
Am anxious to read your replies.
Good luck and hope you find the ideal home.
Josephene
frankielynnsie
9 years ago
I love the look of them but I would never buy one. Here in Georgia we have carpenter bees and they love log and ceder houses.
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robo (z6a)
Original Author
9 years ago
We have carpenter ants ...no termites, though. I just googled and apparently we don't have any large carpenter bee species yet although they are making their way into Eastern canada.

This post was edited by robotropolis on Sun, Dec 28, 14 at 23:36
threepinktrees
9 years ago
My parents always dreamed of living in a log home. They bought one about 7 years ago. My dad re-stains/seals one side each year (exterior). Other than that I don't believe they have any other maitenance that a non-log home would have. Alternatively you could have the whole thing revealed at intervals.
robo (z6a)
Original Author
9 years ago
Threepinktrees....thanks for your response. Do your parents still like their home? Would you buy one? Just curious for any reactions as it's a style of construction with which I'm not very familiar.
rrah
9 years ago
In addition to the exterior maintenance others mentioned, periodically a log home may need to be chinked. Proper chinking can last for years though and adds to the energy rating of a home.

Compared to many log homes I've seen this one seems to have a lot of light inside.
robo (z6a)
Original Author
9 years ago
This house is ten years old and the doors seem to work well. Didn't check windows. Definitely a kit, eastern white cedar. The owner says there is strip insulation between the logs.

Their heating/electric bills are fairly high, at $350 a month heat and electric for 1400 sf. Our house is $375 for 2000 sf for heat and electric. But they just installed a heat pump and say they're seeing gains from that. We'd additionally install some kind of fireplace or stove.

The house is pretty dark. We had to have the lights on at noon on a cloudy day. I'd campaign for a couple of skylights.
weedyacres
9 years ago
I wouldn't, as I don't care for the look and feel.

On the valuation, if you're using an agent, have them run comps on log houses that have sold to see if they in general sell for less than conventional construction.

A house is a big enough purchase that I wouldn't buy it if you're not 100% sold on it. Don't settle unless it's for some aspect of it that can be changed.
dbarron
9 years ago
I owned one...my previous home and will not do so again.

Dry rot (sun), insect damage (including lots of boring insects dying in the house), logs shifting (house was 30+ years old), hard to finance when buying/selling (separate category here).
hollynla
9 years ago
I LOVE log homes. I just love the rustic look of the wood and the cozy feel they tend to give. This is a personal preference though, so it's obviously not for everyone. I know that different climates can cause different levels of maintenance too.

We are looking to buy in the Ozark mountain region of northern Arkansas or southern Missouri and we want a log or cedar wood home.
beachlily z9a
9 years ago
No garage? In Canada? Love the look even though I'm a person who loves contemporary. I'd keep looking.
threepinktrees
9 years ago
My parents do still live in their home and still love it. It was built in the 80s I believe. I wouldn't have a problem buying one if I found one to my taste. I've seen them decorated very tastefully.
ncrealestateguy
9 years ago
I do like log homes, but would not purchase one. Like Weedy says, they usually appraise lower than like homes, comps are usually hard to find, and they are therefore more difficult to finance or refinance. My coworker (agent) refied her's but she had to jump through hoop. It kept being appraised "low", and I am sure her eventual interest rate reflected the fact that it was considered a "unique" property.
Also, they do settle, like someone else mentioned, and no matter who tells you what, they do take quite a bit of annual maintenance.
It is more difficult to add on to later, and if the logs are exposed on the inside walls, then each individual log acts as a place for dust to settle. They will need to be dusted, just like furniture. It is more difficult to run cables and wires if you need to also. And I bet that HO insurance premiums are higher than a comparable conventional home.
I am not trying to say that no one should ever purchase one, but educate yourself as to what it is all about.
robo (z6a)
Original Author
9 years ago
It will be a cash buy so financing not so important, but of course we don't want to throw good money after bad. Thanks so much to everyone for your thoughts, I particularly appreciate the voice of experience from you all. I'm leaning toward a pass....now to convince everyone else...
dreamgarden
9 years ago
"they've been trying to sell the house since 2006"

Have you met the neighbors? Perhaps that might be the reason the property hasn't sold. Or, like another poster mentioned, no garage?

I also noticed a motorboat (jet ski?) in one of the pics. Some lake front properties have rules about motorized watercraft. I wouldn't want to wake up to the sounds of a loud jet-ski disturbing my morning tranquility!

I would never buy another house again without meeting the neighbors. We have had good and terrible ones. The best location on the planet won't help if you have an idiot next to you.

I noticed another property (not log cabin) nearby on 3.5 acres for $169k. House looks like a cottage, but for that amount of land on water, it might serve as a vacation rental? The windows are large but they could be replaced with larger ones.

Links that might be useful:
11-Things You Should Know Before You Buy Water
http://www.lizmoorewaterfront.com/pdf/11_things.pdf

http://property.trovit.ca/index.php/cod.frame/url.http%253A%252F%252Fwww.homefinder.ca%252Flistings%252F3274884-3306-highway-331-lahave-nova-scotia-60351160/id_ad.xC1k1L1918101O/what_d.waterfront%20house%20white%20lake/type.1/origin.2/section.1/section_type.1/pop.1
robo (z6a)
Original Author
9 years ago
I really don't like the fact that it's been for sale for so long!

Most lakes around here are open to motorized unless they are very tiny.

The property you posted looks like an amazing deal! Unfortunately it's located on an ocean-river boundary that's not very good for swimming. The weather on the coast there is quite cold and foggy compared to the weather inland on the lakes.

This lake we were looking at also has an aerodrome on it (they do ultralight flying) and I'm not sure how I feel about that.
dreamgarden
9 years ago
"The property you posted looks like an amazing deal! Unfortunately it's located on an ocean-river boundary that's not very good for swimming. The weather on the coast there is quite cold and foggy compared to the weather inland on the lakes."

I knew there was a catch! Thanks for mentioning what it is.

Have you considered talking to a local bank/mortgage lender to see if anyone in the area is behind in their payments? Sometimes they can provide a link to a property that is ready to change hands. Old folks need to move to assisted living facilities or closer to town for more amenities... Sometimes these properties never make it to the market.
3katz4me
9 years ago
I would not. We have sold our lake home and have been looking for a new one. I've ruled out full and half log homes. I'd consider one with log siding. We did look at one because it was on such a great lot. So I started looking for a company who could do an inspection and ongoing maintenance. I found a great company to do this but reading about the kinds of projects they do, it reaffirmed my choice not to buy a log home. There is so much maintenance that needs to be done on a regular basis to prevent problems not to mention fixing problems that arise. And there are A LOT of problems that can arise. Though the house we looked at was relatively new, there were signs of trouble including fine wood powder in one area indicative of boring insects along with signs of moisture stains on the inside of the logs. That was just what I noticed by taking a close look at one wall in one room.

Then I noticed some other impractical things that I didn't care for. The interior logs were dusty. I never thought about the fact these horizontal wall surfaces collect dust. So maybe dusting your walls isn't a big deal but I would not want to be dusting the walls in a room with high vaulted ceilings. I'm a big fan of under cabinet lighting which this house didn't have. Not so simple to add when your walls are full log.

My husband's aunt and uncle built a full log home. They always seem to have anxiety about caulking, destructive insects, etc. I guess if I was independently wealthy and could afford to have someone do whatever needed to be done I would consider it but that's not the case.
Mistman
9 years ago
I always wanted a log home and live on 30 acres of forest land so it seemed like an ideal situation for one when we decided to build our home. However over the last few years more people have been building log homes in what I would call 'inappropriate' locations and kind of cheapening the appeal for me. A log home, IMO, should be a reflection of the surrounding environment. In the right location log homes enhance the beauty of the land or at least don't diminish the natural setting. When one is put up next to a stick built cottage or in a subdivision it looks really out of place, even if it's on a relatively large lot. Then I started looking into what it means to build and live in a log home and decided one really has to want it pretty bad to deal with the maintenance, the odd layout necessary to run utilities, the added cleaning and the 'rustic' charm.
A friend built one on 40 acres in a great location, it looks amazing, people are always gawking at it. At the end of the day he say's he wouldn't do it again. It's about 10 years old now and the logs are very well seasoned. Inside, the logs are cracked all over, the chinking has been redone a couple times. Doors and windows need adjusting, it's impossible to clean the logs, especially the beams up high. Seems like it's always dirty/dusty as he has a giant wood stove in the middle of the great room. They've learned to live w/the issues and it's just a fact of life in a log home at this point. They cut and milled up all the logs, not a kit home.
Now I will say there's a huge difference regarding maintenance between a 'real' site built log home and a kit home. Many kit homes actually use 1/2 logs and have drywall on the inside. All the logs are milled uniform and seasoned, basically the home is just sided w/milled logs. The kits that use whole logs basically do the same thing, mill the logs to uniform sizes and season them, very controlled build so issues are kept to a minimum. Those kit homes don't appeal to me at all, I'd rather have a cottage w/rustic cedar siding. Just my opinion (obviously), I think log homes have their place just not everywhere.
robo (z6a)
Original Author
9 years ago
Thanks so much to all for your thoughtful responses!

FIL and husband seem to have their hearts set on this one. I have contacted a log home restoration/maintenance specialist in the area who comes highly recommended, so I believe we will hire him for an inspection if we do end up offering on this place.

This is a kit home with milled (kiln dried, I think) white cedar logs.
katieb2007
9 years ago
We live in a log home which we had built. Moved here in 2012. We love it! We have a geothermal system, and the logs are natural insulators. We do have to dust the logs, but we don't have to paint walls! It was our dream to live in one. It overlooks the bluff in western Wisconsin.
christopherh
9 years ago
Besides my neighbor who built their own log home themselves, I have 3 other friends who have them.

It just must be different in other areas as far as appraisals. Around here they are appraised just like any other home. Two of these friends purchased their log home as resales. The only thing the local bank required was the buyers had to use the bank's home inspector as he was an expert in log construction. He explained how the logs were milled in a tongue and groove system with a piece of foam insulation placed between the stacked logs and they were indeed airtight. He knew what to look for as far as settling and how a reputable manufacturer handles it. If the report comes back good, the buyers got normal financing at the normal interest rate.

The third one was different. he was gonna build the log home himself from a kit and wanted a construction loan. After the bank found out he had zero experience, they said no. The only way they would go ahead was if there was a professional erection crew doing it. So as each phase was completed, the bank sent out their log home expert to do the inspections and sign off on the draw.
robo (z6a)
Original Author
9 years ago
Thanks for the info!

Appraisals aren't a concern for us, luckily, although the question of resale could come up some time in the future. At this point whatever home we choose is planned to be a permanent addition to the family.
mtnrdredux_gw
9 years ago
If budget is flexible but inventory is tight, why don't you build and get what everyone wants?

Yes, I get it that that will be quite a process with 4 people opining, but ... maybe if you find a plan you like.
christopherh
9 years ago
General rule of thumb is the finished home, except for foundation, lot clearing, well, septic, electricity, etc is 3 times the kit price if they build it.
robo (z6a)
Original Author
9 years ago
mtn -- building would be the most desirable option -- if only a good lot of land would come up for sale! Then I just have to show my inlaws a bunch of pictures of sochi's gorgeous Canadian cabin.

The absolute perfect lot (locationwise) JUST came up today - but heartbreakingly, I think it's a mistake listing. I believe the realtor meant to list non-waterfront land down the street (based on the property description which is identical for both new listings). I've already pinged my realtor about it though!

Just to emphasize how perfect it is, just last week I actually paid the $6 to land registry for just this exact lot to find out who the owner is. I was contemplating writing him a letter (but hadn't moved on that yet).

We have tromped around some other lots (leading to saga of nail through rubber boot in the middle of the wilderness), only one of which was acceptable (not swampy), but my husband felt it was too sloped. I felt it was just fine...I think it's hard to envision the lot for the trees sometimes.

(This is my favorite lake, we've been looking at a dozen or so others as well).

This post was edited by robotropolis on Mon, Jan 12, 15 at 15:13
sylviatexas1
9 years ago
The best home to buy is the one that the largest number of people will want to buy when you're ready to sell.

You can apply some perameters (most-wanted for families with school-aged children, most-wanted for someone who needs wheelchair access, most wanted on the lake, etc), but when you're ready to sell, that log home will be competing with other types of homes for the buyers who want the location & amenities.
robo (z6a)
Original Author
9 years ago
Sylvia, I agree with you in 99% of cases and it would strengthen my position with respect to this house since it's been sitting around for nearly ten years!

However this is a cash buy wth discretionary $$ and no plans to ever sell, so pleasing all the parties in this transaction is probably more important compared to resale. Of course, anything can happen, but it's less profit focused than most home purchases in that way, selling at a loss would be okay.

This post was edited by robotropolis on Tue, Jan 13, 15 at 7:00
sylviatexas1
9 years ago
Oh, golly;
if I had a dime for all the times people have said they're never going to sell ("not until they take me out of here feet first")!

I wish you the best.
robo (z6a)
Original Author
9 years ago
sylvia, totally agree with you again!

The resale value is only unimportant compared to some people in similar situations because the whole purchase is totally discretionary -- more like buying a luxury car or boat and less like buying an investment. So depreciation wouldn't be the concern it might be for other people.

This doesn't reflect my day to day life unfortunately, so thanks goes to my very nice in-laws.

This post was edited by robotropolis on Tue, Jan 13, 15 at 17:05
sylviatexas1
9 years ago
Then if this is *The* house that they want, I'd say go for it.

Someone once dropped into the office & asked me what value a swimming pool would add to her house.

I just told her, "none to maybe $5000" (or whatever it was at the time).

I told her that putting in a pool wasn't investing in the property, that the money wouldn't be "in the house";
putting in a pool is*spending her money*, just like taking an expensive vacation.

She was happy & thanked me & said she wanted that pool, & she'd rather have it than a vacation.

I'm in favor of being careful, but I'm also very much in favor of enjoying your money & enjoying life!
User
9 years ago
I'm going to approach this strictly from a financial standpoint even if it sounds a little indelicate. Is the lot perfect enough to tear down the log house in the future and build what you want? IIRC, your wealthy in-laws are elderly, so I assume you'll get an inheritance that could pay for new construction, and then you can build the house of your dreams.

That's sort of what my BIL did. He and his wife are middle income. His wife's father was a banker, and they owned an old, small vacation cottage on a large lot on Puget Sound. Father died, SIL inherited cottage, and they built a huge million dollar + home with a MIL suite. Mother was legally blind and spent last five years of her life in the suite with a caregiver.

This post was edited by may_flowers on Wed, Jan 14, 15 at 11:37
robo (z6a)
Original Author
9 years ago
In laws I hope will be around for awhile...we have a good chance of getting 25-30 years out of them given their own parents' longevity.

My husband also likes this log home...which means I might have to resort to an act of God if I ever wanted to get rid of it.

The location for me is fine but a bit of a meh. Husband loves the size of the lot and the privacy. I think the lake is a little small and shallow and not sold on the whole aerodrome thing.

I ALSO just found out that you're not supposed to paint the interior logs of a log home. I'm not a huge fan of the shellac-yellow floor to ceiling look they have going on there.

This post was edited by robotropolis on Wed, Jan 14, 15 at 14:42
ncrealestateguy
9 years ago
I have seen interior logs pickled, which looks like a whitewash. A lot of log homes will have drywall on some of the interior walls to break up that floor to ceiling shellac - yellow look.
sylviatexas1
9 years ago
One thing I never have found attractive in log homes that don't have sheetrock on the inside is the way the electrical outlets & light switches all stick out of the walls & the wiring is run along the surface.

Would you buy a log home?

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