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Cost Estimating
How much does a log home cost to build?
This is by far the most frequently asked question by prospective
log home buyers. Unfortunately, it is one that is not easily answered.
However, we can give you some rough figures to help you estimate your total
budget. The average cost to build a log home in the U.S. is approximately
*$90.00-$110.00
per square foot turnkey. The square footage you need to be concerned with
is the actual living area on the main and second floor if applicable. Basement
space and garage area are not included in this estimation. You need to
take the basement and garage square footage times $35.00-$55.00 approximately
to arrive at a cost for construction.
Example:2,000
square foot home- (1,500 main floor) & (500 loft floor) with a full
basement and two car garage.
Lower end
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2,000 square feet times $90.00 = $180,0000.
Full basement - 1500 square feet times $35.00 = $52,500.00.
Two car garage (24x24 or 576 square feet) times $35.00 =
20,160.00.
Total Budget =$252,660.00 Turnkey
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Upper end
2,000 square feet times $110.00 = $220,0000.
Full basement - 1500 square feet times $55.00 = $82,500.00.
Two car garage (24x24 or 576 square feet) times $55.00 =
31,680.00.
Total Budget =$334,180.00 Turnkey
*** Note: covered decks can cost anywhere from $25.00
to $35.00 per square foot.
The term turnkey means that the home has been constructed
to a move-in state. Turnkey cost does not include the cost for the land
or any site improvements such as installation of utilities, landscaping,
road building, etc..
* These figures may vary depending on your building
location. For instance, in Colorado log homes can cost $125.00 - $150.00
per square foot.
Cost Savings Suggestions
Here is a list of suggestions that can help you reduce
the final cost of a log home.
1- Educate yourself! The money you think you have saved
at one phase may cost you at another.
2- Do the work yourself if you have the time and knowledge.
30-40 percent of the final cost of a log home is labor.
3- Serve as your own general contractor, but keep in mind
that you will need to hire and schedule all subcontractors. Also keep in
mind some lenders will not approve loans unless a professional contractor
is building the home or acting as builder of record.
4- When designing the home keep it simple. Corners and
angles in construction mean time and money.
5- Use modest finishing materials and amenities. Carpet
rather than hardwood and vinyl instead of tile.
6- Decks are expensive to build, so make sure you will
need the deck space you design for the home.
7- Vinyl windows are less expensive than wood windows.
8- Design only the square footage that you need. It is
better to have a smaller home with the amenities you want rather than a
larger one without them.
Building Cost Estimating
Worksheet
The following cost itemization sheet will help you prepare
your budget, and get you thinking about the type of materials you will
use in your log home. The exercise will get you thinking about the details
and work-flow you must establish if you will be acing as your own General
Contractor. If you will be hiring a Contractor, then this helps you understand
the job.
ITEM YOUR ESTIMATE ACCEPTED BID OR ACTUAL COST
1. PREPARATON: BLUEPRINTS, SURVEY & START-UP EXPENSES
| Land or lot cost including surveying and any
inspection fees |
W |
W |
| Insurance |
W |
W |
| Designer/draftsperson/achitect & blueprint copies |
W |
W |
| Building and soil engineers |
W |
W |
| Percolation Test |
W |
W |
| Building permits and all other fees |
W |
W |
| Temporary electricity |
W |
W |
| Temporary water service |
W |
W |
| Temporary telephone service |
W |
W |
| Temporary toilet service |
W |
W |
| Septic system |
W |
W |
| Well |
W |
W |
| Temporary living quarters |
W |
W |
| Taxes |
W |
W |
| Other |
W |
W |
| Other |
W |
W |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
2. FOUNDATION: Excavation, Backfill, Treaching, Grading
| Excavation |
W |
W |
| Backfill |
W |
W |
| Bring site to rough grade |
W |
W |
| Bring site to finish grade |
W |
W |
| Landscaping |
W |
W |
| Road work for suitable access |
W |
W |
| Supply all gravel needs |
W |
W |
| Trenching |
W |
W |
| Other |
W |
W |
| Other |
W |
W |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
3. Basement: Concrete, Weeping tile & Damp-proofing
| Footing forms |
W |
W |
| Concrete walls |
W |
W |
| Damp-proofing, foundation & waterproofing |
W |
W |
| Other |
W |
W |
| Other |
W |
W |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
4. Basement Floor
| Sand gravel |
W |
WW |
| Placing sand, leveling, tamping for basement floor |
W |
W |
| Damp-proofing, foundation & waterproofing |
W |
W |
| Other |
W |
W |
| Other |
W |
W |
| SUBTOTAL |
WW |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
5. Structure: Framing Materials & Labor
| Main Subfloor/second floor |
W |
W |
| Walls |
W |
W |
| Roof trusses if not log |
W |
W |
| Stair material and/or Premanufactured stairs |
StW |
W |
| Materials for garage |
W |
WW |
| Basement framing material |
W |
W |
| Decks & railings |
W |
W |
| Other |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
6. Doors and windows
| Windows |
W |
W |
| Doors including garage |
W |
W |
| Skylights or specialty |
W |
W |
| Installation |
StW |
W |
| Other |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
WW |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
7. Roofing Material & Labor
| Roofing materials |
W |
W |
| Installation |
W |
W |
| Other |
W |
W |
| Other |
W |
W |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
8. Siding: Materials & labor
| Siding materials |
W |
W |
| Finish (stain/stucco/masonry/work) |
W |
W |
| Labor |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
9. Fascia: Soffits and Gutters
| Soffit and Fascia material |
W |
W |
| Gutters and downspouts |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
10. Log Work/Timber
| Log shell |
W |
W |
| Trucking to site |
W |
W |
| Any duties/taxes |
W |
W |
| Reassembly |
StW |
W |
| Wood finish/fungicide/mildewcide |
W |
WW |
| Crane |
W |
W |
| Staining/Wood preservative |
W |
W |
| Other |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
11. Plumbing
| Plumbing contract |
W |
W |
| Service installation: gas/water |
W |
W |
| Other |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
12. Heating
| Primary heat source |
W |
W |
| Secondary/backup hear |
W |
W |
| Installation or heating contract |
W |
W |
| Other |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
13. Electrical
| Electrical contract |
W |
W |
| Fixtures |
W |
W |
| Service charge hook-up |
W |
W |
| Other |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
14. Insulation
| All wall and ceiling insulation |
W |
W |
| Roof insulation |
W |
W |
| Other |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
15. Drywall and wall finish
| Drywall and installation |
W |
W |
| Finish materials and labor |
W |
W |
| Other |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
16. Kitchen Cabinets & Vanities
| Materials: cabinets & vanities |
W |
W |
| Counter-tops |
W |
W |
| Installation |
W |
W |
| Extras |
StW |
W |
| Appliances |
W |
WW |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
17. Floor Coverings & Labor
| Carpet & linoleum |
W |
W |
| Floor tiles |
W |
W |
| Wood flooring |
W |
W |
| Installation |
StW |
W |
| Other |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
18. Ceramic tiles/Bathroom accessories
| Mirrors/medicine cabinet |
W |
W |
| Tub/sink/toilet/faucets etc... |
W |
W |
| Accessories; towels bars, paper roller, etc |
StW |
W |
| Other |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
19. Painting
| Paint non-log walls and ceilings |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
20. Interior Finishing
| Finishing materials |
W |
W |
| Finishing materials extras: feature walls, ceilings, etc. |
W |
W |
| Finishing labor |
W |
W |
| Decorating |
StW |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
21. Parging
| Material to finish basement walls |
W |
W |
| Labor |
W |
W |
| Miscellaneous |
W |
W |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
22. Steps: Sidewalks & Driveway
| Steps - front & back |
W |
W |
| Sidewalks |
W |
W |
| Concrete drive (placed or finished) |
W |
W |
| Retaining wall |
StW |
W |
| Miscellaneous |
W |
WW |
| Other |
W |
WW |
| SUBTOTAL |
W |
W |
|
ITEM ESTIMATE ACCEPTED BID OR ACTUAL COST
23. Other
| Damage deposit to developer |
W |
W |
| Financing land ( accrued interest) |
W |
W |
| Mortgage application & appraisal |
W |
W |
| Rentals |
W |
W |
| Heat & power |
W |
W |
| Appliances |
W |
W |
| Fireplaces; mantel, brick, hearth or other materials &
labor |
W |
W |
| Built-in vacuum systems |
W |
W |
| Burglar alarm system |
W |
W |
| Trim, wallpaper |
W |
W |
| Curtains/blinds |
W |
W |
| Miscellaneous extras |
W |
W |
| Workers compensation (if trades not covered) |
W |
W |
| Delivery and shipping costs |
W |
W |
| Tools |
W |
W |
| Fence/patio/decks |
W |
W |
| Garden/landscaping |
W |
W |
| Other |
W |
W |
| SUBTOTAL |
W |
W |
Carry totals to: Cost Summary & Loan Calculation
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Cost Summary & Loan
Calculation Sheet
APPLICANTS__________________________________________________________
Preparation
Blueprints, survey, etc.
Septic, well, driveway 1. $________________
Foundation
Excavating, backfill, trenching and grading 2. $________________
Basement: forms, footings, concrete/preserved wood,
weeping tile, damp-proofing 3. $________________
Basement floor: sand, concrete, & finishing labour 4. $________________
Structure
Framing materials: sub-floor, walls, trusses, etc. 5. $________________
Doors & windows 6. $________________
Roofing 7. $________________
Siding and/or stucco, exterior extras 8. $________________
Fascia, soffits, and eavestroughing 9. $________________
Log work/shell/timbers 10. $________________
Mechanical
Plumbing 11. $________________
Heating 12. $________________
Electrical 13. $________________
Finishing
Insulation 14. $________________
Drywall 15. $________________
Kitchen cabinets, vanities 16. $________________
Floor coverings 17. $________________
Ceramics tiles, bathroom accessories 18. $________________
Painting 19. $________________
Interior finishing 20. $________________
Parging (covering foundation) 21. $________________
Steps, sidewalks, & driveway 22. $________________
Extras (eg. appliances, fireplace, garage door, etc.) 23. $________________
TOTAL $________________
Construction Schedule
This is a typical construction timeline for a log home.
Month 1
Obtain building permits
Prepare site
Clear road
Drill Well
Install septic system
Install electric power
Dig & pour foundation/basement walls
Month 2
Build subfloor
Deliver & erect log package
Select kitchen cabinets, plumbing and electrical fixtures,
finish flooring materials, and other amenities
Build second floor and roof
Frame interior walls
Frame gable ends and dormers
Install exterior doors and windows
Month 3
HVAC, electrical & plumbing rough-ins
Insulate roof, gable ends and dormers
Hang drywall and/or tongue and groove
Install metal roof or shingles and fascias
Begin preparation of log walls for staining
Month 4
Install interior doors
Install interior trim
Paint/stain interior
Install kitchen cabinets and vanities
Install exterior siding on gables and dormers
Install exterior trim, soffits, porch ceilings
Stain exterior
Month 5
Lay tile, vinyl, hardwood or carpet flooring
Complete HVAC installation
Install plumbing and electrical fixtures
Call for final occupancy inspections
Move in and start planning your open house!
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