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Log homes conjure up romantic notions of solitude, relaxation and pristine beauty, tucked away in the woods or on a mountaintop somewhere surrounded by friendly wildlife and clean, fresh air. The log home’s mystique is so powerful, in fact, that today more than one out of twenty custom homes built is a log home.
But before you buy one you should learn a little bit about their unique structural and maintenance characteristics. How do you know if a log home is in good condition? What are some common problems and how serious are they?
Construction issues
Log homes vary in construction techniques and materials from one to another more than most conventional homes. There are handcrafted, milled and insulated log homes. Within each of these three categories there are multiple variables. Milled log homes, for example, may have been constructed from a lineal log package (usually the cheapest), shell package (next expensive) or complete package (most expensive). Log quality varies, as does the quality of doors, windows, roofing, etc. Building systems--the log home manufacturer’s unique design, engineering and assembly techniques--differ widely.
Who built this log house and when? Did they use a kit? If so, who manufactured the kit? What types of logs were used? What construction techniques were used? Are the blueprints and/or construction manual available for your review? Is the house still under warranty? Uncovering the answers to these questions will help you better understand this unique log home’s good AND bad points.
Shrinking and settlement
Shrinking and settlement are two major problems with log home construction. Shrinking is a result of loss of moisture over time. Living trees are very high in moisture content, anywhere from 30-90%. Once cut, logs begin to lose their moisture until they are in equilibrium with the environment around them. This process can take a number of years, depending on the density of the wood.
And as wood dries, it shrinks. An 8-foot high wall constructed of green logs can settle upwards of 3 inches--up to 6 inches with some species of wood. Good log home manufacturers are aware of this problem, of course, so they dry their wood before shipping, either for a certain amount of time or in a kiln. They also allow room for settlement above windows and doors; settling spaces are usually filled with loose insulation and sealed from weather. As logs settle, the insulation simply compresses. Other manufacturers use sophisticated fastening systems within the log walls themselves to account for and deal with settlement.
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Settlement of a log wall can affect not only the wall itself, but the whole house structure. Because some manufactured log homes use standard "2x4" framing and drywall for interior walls, the manufacturer must account for the fact that these standard walls will not settle as much as the exterior log walls. A miscalculation of this difference can cause a slight hump in the ridge of the house where roof trusses are being supported only by interior walls. In two-story buildings, the second floor may gradually develop a slope.
Does the log home you’re considering have bothersome gaps between logs? Do the doors and windows open and close smoothly? Is the roofline straight and free of "humps" or dips? Are the floors level? The answers to these questions will tell you if this home has had undue problems with shrinking and settlement.
Maintenance issues
Log home maintenance involves protecting logs against their natural enemies: water, insects and decay. The cellular structure of wood is like a sponge. Left untreated, the wood will naturally absorb moisture and rot, creating the perfect habitat for insects and fungus. Well-maintained logs have had routine inspections for insects, decay and water damage and regular application of exterior preservatives to help logs shed water, resist insects and maintain their color.
Chinking is the mortar-like material found between courses of logs in many log homes. It stops air and moisture from getting in and insulates, too. Traditionally, chinking was a mixture of clay, lime and sand. Today an acrylic, elastic compound that adheres to logs and can stretch and contract as the logs settle and move seasonally is used. Old chinking often pulls away from logs and cracks and will need to be replaced.
Inspect the logs and chinking for maintenance. Do the logs look excessively grayed or bleached? Do the log surfaces appear damp? Is the chinking neat and tight or crumbling, gapping or pulling away from the log surface? Do you see telltale signs of insect infestation, such as holes or sawdust-looking mounds?
A professional inspection by a qualified inspector familiar with log home construction in your area will provide you with the information you need to make a sound purchase decision.
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