People often wonder what is the best wood to use in Log Homes and Log Cabins. There really is no BEST wood, rather each type has advantages and drawbacks.

Here is some information on some of the types of woods used in the building and construction of log homes and cabins.

YELLOW PINE:
PROS: Yellow pine is fairly inexpensive and it is easy to work with and moderately resistant to decay.
CONS: Yellow Pine is prone to shrinking and warping, more so than other type of wood.

WHITE PINE:
PROS: The eastern variety of White Pine is light in color, has straight grain and is easy to work with.
CONS: It’s hard to find long straight lengths and resists twisting.

HEMLOCK:
PROS: Hemlock is fairly heavy and hard which makes it less likely  to twist or bow.

DOUGLAS FIR:
PROS: Douglas Fir is moderately priced and very strong.
CONS: Since Douglas Fir is a soft wood, it is prone to gouges and dents.

CYPRESS:
PROS: The Heartwood of old-growth Cypress is quite resistant to decay. Cypress is fairly strong.
CONS: The wood is expensive.

Other woods used in the construction of log home building is:
Red Cedar
White Cedar
Lodge Pole Pine
Spruce
Oak

Customers often ask “which is the best species” for a log home. There are many good species and most are appropriate for use in log homes and timber homes. Selection of the species often comes down to which one you like to look at most. However, based on years of log home experience, there is one wood species that seems to perform better when it comes to log homes and timber homes – West Coast Douglas Fir.

West Coast Douglas Fir is grows on the Pacific side of the Cascade Mountains in Oregon, Washington and British Columbia. Douglas Fir growing east of the Cascades is technically the same species but the high moisture and soil conditions of the Pacific Coastal Region produces much higher quality wood fiber than its inland cousin. The grain is straight with fewer knots and defect. The color of Douglas Fir varies from a yellow/white sapwood to a glowing brownish red heart wood. It takes stain and finish very well. Douglas Fir gives the best overall appearance.

Ask any framer that been in the business for awhile. The old salts will tell you about the good old days with most framing lumber was West Coast Douglas Fir.  It was straight, true and you could count on the quality. Today, the West Coast Douglas Fir is just too valuable to use in standard framing lumber. Most framing lumber is made from other lower quality species. The high quality Douglas Fir is reserved for timbers and finish boards.

Douglas Firs has the highest structural qualities of all of the softwoods. It is typically the species of choice by architects and engineers in structural applications. Most roof and truss members require the strength of Douglas Fir. In timber frame structures, Douglas Fir is the best choice. In a timber frame, most timber connections are structural and the timbers are typically load bearing. Using Douglas Fir in a timber frame structure gives the designer and engineer much more flexibility.

Of course, old growth Douglas Fir is protected – for good reason. U.S. Green Building Council employs practices that are environmentally friendly such as utilizing second growth and plantation logs and timbers.

By Mark G. Jackson

Zoning can be a confusing issue regardless of where you own real estate, whether it’s a large city like Charlotte (NC), a small city like Asheville (NC) or a rural area like Buncombe County Western North Carolina. Zoning is a tool used to designate individual areas of land for specific purposes. When used correctly zoning can help fast developing cities and counties create a smart growth plan. This is one of the reasons Buncombe County commissioners are implementing new zoning in the metropolitan region surrounding Asheville, North Carolina.

The new zoning, adopted in May of 2007, impacts property owners throughout Buncombe County, as well as future homebuyers, sellers and real estate investors. A clear understanding of the zoning ordinances and restrictions is essential if you are going own real estate. It affects the value of your home and the choices you can make when selling or building on your property. This applies to residential real estate as well as commercial property owners.

Zoning Rules for Real Estate in Asheville, NC: The Importance of Community Accountability
In a video entitled “Will Zoning Affect You?” on the Buncombe County web site, http://www.buncombecounty.org/governing/depts/Planning/landUse.htm, Assistant County Manager Jon Creighton explains the county’s motivation for implementing new zoning in the spring of 2007 and describes the proposed zoning changes. He also confirms that concerns about the increasing number of county residents, real estate developers and homes being built on the tops and sides of mountains have compelled Buncombe County and city of Asheville officials to make zoning a priority.

Creighton begins by defining an Open Use zoning designation. Open Use, or OU, is zoning usually found in rural areas. Land considered available for Open Use means property can be purchased and sold for a wide variety of residential and commercial purposes with the exception of certain restricted uses. The uses restricted on Open Use land include incinerators, concrete plants, landfills, asphalt plants, chip mills, mining operations and motor sports facilities.

According to Creighton these types of businesses have a large impact on the community, as a whole, so any real estate investor or property owner interested in these ventures must present a project proposal at a public hearing. This allows other property and homeowners in the Asheville area to hold Western North Carolina business and real estate developers accountable for the impact they have on existing neighborhoods and residents.

How Does Zoning Affect Buyers and Sellers of Mountain Homes and Land Near Asheville, North Carolina?
The comprehensive zoning throughout Buncombe County and Asheville, NC also changed in 2007. Comprehensive zoning differs from Open Use because it separates residential and commercial areas into designations like R-1 and R-2 residential districts, employment districts, and neighborhood and commercial service districts. Buncombe County and Asheville homebuyers and sellers can find their property’s zoning designation using the county’s online GIS system. The system can be found at http://www.buncombecounty.org/governing/depts/Planning/landUse.htm.

Property owners and real estate investors interested in changing the zoning designation of specific land can approach the Buncombe County Commissioners and Board of Adjustment. Public hearings are required if an Application for Variances or Conditional Use Permits or an Application to Amend the Buncombe County Zoning Ordinance Text or Maps are submitted. In order to obtain a building permit for any zoning district other than Open Use real estate investors and property owners must file for Certificate of Zoning Compliance. The cost associated with these applications varies.

TOWN OF WAYNESVILLE INSPECTIONS
9 South Main Street
Waynesville, NC 28786

Inspection Department hours are from 8:00 a.m. through 4:00 p.m., Monday through Friday. Inspectors are available from 8:00 a.m. until 9:30 a.m. for plan review and code questions.

What requires a permit?

When a person, firm or corporation erect, construct, enlarge, install, alter, repair, move, improve, remove, convert or demolish any building, structure or service system within the jurisdiction of the Waynesville Inspection Department they must first apply for and obtain a permit. (G.S. 143-138(b), 153-357, 160A-417). A permit fee schedule is available here.

What information do I need to obtain a permit?

1. A drawing and description of work to be performed (not needed for manufactured housing).
2. Visit the Land Use Department of the Town of Waynesville and obtain a “Land Use Certificate”.
3. For a manufactured home you will need a bill of sale.
4. Name and license number of all contractors and sub-contractors.
5. If applicable an approved sewage disposal permit from the Haywood County Environmental Health Office.

Is there an application?
Yes, it would be helpful to print and bring with you. Go to Town Hall Departments and Services. Click on Printable forms and choose Building Inspection Permit Application.

How do I schedule an inspection?
Contact the Waynesville Building Inspection Office by telephone during normal office hours and every effort will be made to perform the inspection that same day, or the following day.

When may I occupy a building under construction?
After all inspections have been performed and a “Certificate of Occupancy” is issued. The “Certificate of Occupancy” shall only be issued after all federal, state and local laws have been met.

How do I know if I am in the Town of Waynesville Jurisdiction?
You may contact the Inspections Office (828) 456-8647, Land Use Department (828) 452-0401, or Haywood County Land Records Department (828) 452-6644.

If you need to refer a question to an Inspector feel free to contact them by telephone at (828) 456-8647 (there is a 24 hour voice mail service checked at the beginning of each work day) or by e-mail at inspections1@townofwaynesville.org or in writing to the address listed above.

Buying Land

How do you buy land? Where do you look? What questions do you ask? Need answers to these questions and others? Look no further keep reading and we will give you a crash course.

1.Looking for land. You need to start by deciding or narrowing down your choices to what particular area or areas that you are interested in purchasing your land. You can start by talking to a real estate agent. They can be very helpful with a list of lots for sale. They can narrow down the selection by county, price, size of lot, even school district. You can also ride around and look for signs of land for sale. Also check the paper and magazines with lots and land for sale.

2.Now you find something that you might be interested in. What do you need to know? Well the main concern is can I build my dream home on this land and is it going to be a budget breaker to build the house here. Not only do you have to factor in the cost of the lot, but there can be other factors that can increase the cost of the house. Good questions or points on the land are as follows:

a.Does the land perk? This allows you to install a septic system. If the land has public sewer, this is a mute point and you will be fine. If it is a private system, the price will depend on the type of system. Conventional or standard systems are the cheapest. Engineered or alternative systems are more expensive and can range in price depending on the system required. So do your homework here. Figure the price over a conventional system into the price of the land. To perk the land, start with the Health Department of the County the land is located in. They can either perform the test or send you in the right direction to find some one that can perform the test.

b.Is the lot wet or is it in a flood plain. If it is in a flood plain, you may not even be able to build. If you can you may have to have more expensive insurance. This is a cost the will stay with you for the entire time you live there. If the lot is wet it may cost more to put in a driveway to the house. If it is real wet this can be a nagging problem that you may never get rid of. If you are unsure, consult a professional.

c.Is the land clear? Clearing is an expense of building the house. Also you may want to plant trees on a clear lot later. This is an added landscape expense and trees take years to reach normal heights.

3.Now that you have worked out the prices and such there are some practical things you need to check into. Will your dream home fit on the lot? It will need to be inside the setbacks mandated by the local zoning authority. Check with the county government here.

4.While you are at the county make sure that the lot can be built on. If you have to go through steps to make it so figure these in on the cost of the lot. Take what the zoning people say seriously. If they say that it may or may not work, make that a contingency on buying the land.

5.Once you are satisfied in everything, place a contract, buy the land and build your dream home.

6.The key people that can help here are a Real Estate Agent, Real Estate Attorney, Local county government departments, and Professional Engineers to help with wetland and septic concerns.

by Patricia Williams

Do-it-yourselfers with a little land and extra time can put up a weekend cabin like an A-frame or small log cabin for family outings. Part of the “fun” includes clearing the land to build your log cabin.

Before you clear the land, be sure you know exactly where you want to build the cabin. Try to look for a natural clearing in the woods near a location where water drainage is good. Be sure to consider a higher area with a good view, if possible.

How to Clear Your Land to Build a Log Cabin

Moving logs on your land

Clearing your land to build a log cabin often means have to cut down trees and move or remove logs from your property. This isn’t easy work, but if you want to do it right and not have to build around these things, you’ll need to do it! 

Logs and large stones can be moved and maneuvered off your building site without the use of heavy equipment. You can save your money and do it yourself. You’ll need what they call a peavey – a wooden shafted fitted with a metal point and hinged hook that digs right into the log you are rolling off the property. You can buy a peavey at your local hardware store. Another tool you can use is a comealong. This is a hand-held tool with a ratchet mechanism and lever. You can reel it with a cable or chain and it makes it very easy to move large items.

Once you cut and move all the logs to a certain location for building with, or remove them altogether from your land, next comes removing stumps.

Removing stumps and large rocks

Clearing your land to build a log cabin means having to remove stumps and flattening the surface for your building site. Stumps can be blasted away by a professional, or you can grind them down yourself with a gasoline-powered stump grinder. Another way to get rid of stumps is with a strong chemical that can be bought at hardware stores or garden centers. The chemicals usually soften and saturate the stump making it easy to burn it down to the roots. Be very careful to follow codes for burning, especially avoiding it during dry seasons.

Sometimes you have to clear your land by removing large rocks. Rocks that are less than 300 lbs can be drilled into, splitting and breaking rocks apart into smaller pieces. Once the rocks are split and smaller, you can hook up your comealong to them and move them off your property.

Building a log cabin will take time and good materials, but it’s very important to prepare your building site through clearing it and flattening it out. Other things to consider are holes. Do you need to haul in dirt or move dirt to fill any holes along the building site?

Once your land is clear and you’ve established a level building site, now you’re ready to start building your log cabin in the woods!

Log homes fit the latest housing trend: towards greater environmental awareness in how we construct homes and develop our communities with an eye towards sustainability. Sustainability is the effort to reduce the impacts of future needs of those development activities we undertake today to meet our own needs: in essence saying, ‘don’t rob our environmental future too meet today’s wants and needs.’

Since log homes can save energy and reduce environmental impacts through the use of renewable resources, they will play a roll in green building. In most cases log homes can be “greener” (less impact on the environment) compared to conventional residential framing methods. There are several reasons supporting this claim for log homes – including:

1. Use of fundamentally renewable resources (timber)
2. The potential to use fire-killed or wind-downed timber that could be more difficult for a conventional saw-mill to process
3. Less energy and labor are consumed processing the timber for log components between harvest and emplacement on site
4. Logs are often shipped to construction sites within smaller distances of harvest locations, resulting in lower transportation energy-use than conventional framing lumber
5. Log walls provide “surface as finish” saving material and labor costs since added layers of other building materials are not required
6. Fewer (albeit proportionally stronger) fasteners are needed to erect a log-walled building, resulting in lower quantities of metal employed to complete the job (manufactured metals have high embodied energy)
7. Modern log homes save energy to similarly well-insulated stick framed homes*
8. In the future, when log buildings are demolished there is a high potential for recycling logs (log homes would more likely be “deconstructed” for their valuable timbers.**

*One of the conclusions from a Department Of Energy sponsored thermal mass studies states that log walls, despite lower-appearing steady state R – values, have been shown to provide equal or superior annual heating and cooling performance when compared to framed walls of high steady state R – values.

**Another inadvertent environmental benefit of of log home building is that in the distant future, when the log home is demolished or de-constructed for its component parts, the logs will provide value as a source of quality timber for producing other lumber and wood products unlike stick frame construction which is often demolished and shipped directly to landfills.

Legacy Home Builders of Western North Carolina gives a special thanks to the Technical Committee of the Log Homes Council, Building Systems Councils, National Association of Home Builders.

Since you’ve saved for years to purchase your log home, representing the most expensive investment most of us will ever make. With age, your log home may have begun to lose some of its newness. The wood is growing darker as each season passes. While it’s still home,may not  have the shine it had when you first built it or moved in.

But now, Legacy Log Home Builders restoration  will bring back that new wood look. We can restore your log home to the picture perfect condition it used to be.

There’s a diamond in the rough in your log home, and in just a short time we’ll bring back its luster. We recapture your home’s charm and when we’re done, you’ll fall in love with your log home all over again.

Legacy Log Home Builders also specializes in additions to enhance your log home with a deck or a large four season’s porch or new rooms. With years experience building log homes we can get it done for you.

And if you are thinking of purchasing a log home that someone has put on the market, we can also be of service to you. Although we are not licensed home inspectors, we can performed a log home inspections for a prospective buyers. Know the condition of the logs in the home your thinking of buying. Are you getting a good deal or should some allowance be made in the purchase price for future repairs? And, if necessary, we will include a log repair estimate with your log home inspection report.

Legacy Log Home Builders, your FULL service log home builder, restoration  and general contractor in Western North Carolina.

By Chris Esposito

Are you considering building a new home? If so, you’ll need to find the right piece of land. But, you probably don’t buy land every day.

Whether you’re hiring a builder, or being an owner builder, finding land is the first step of what may be the biggest purchase of your life. There are many things to consider including cost, location, shape, topography, and how to find it.

Cost:

First, you must decide on your price range. This should be done prior to looking at specific lots in order to avoid shopping out of your price range. By pre-qualifying with the right construction loan professional, you can determine the right price range to begin your search.

If you are doing an owner builder construction project, don’t just speak with any lender, not even any general construction lender. You’ll need someone who understands the qualification requirements of an owner builder construction loan.

Here are two useful “rules of thumb” many experts use:

Expect to spend no more than an amount equal to two-thirds of your combined annual income to purchase the land. And, try not to budget more than a quarter of your total budget on the land. Remember, all “rules of thumb” can have exceptions, but these are safe figures.

There is nothing worse than falling in love with a particular piece of land, then realizing you cannot afford it.

Location:

Owner builders, and general contractors building a custom home, have a full range of choices for the location of the home. Location is probably the most critical factor in your happiness and your home’s value. After all, where you choose to live will influence your lifestyle and raise or lower the value of your home.

You can never improve your location. Even the nicest house is worth less if it’s in an undesirable spot. And you won’t be happy in your house if you don’t like your surroundings.

You might prefer a country setting, far from other houses and commercial development. Or you may want a town or suburban location, with schools, shopping and neighbors close by.

Some people want to be close to family, friends or your place of work; others want to be as far as possible.

Still others may wish to have a location with easy access to highways or public transportation.

Shape/Topography:

Owner builders often have a house plan in mind before looking for their land. If so, you may need to search for a particular lot shape or topography. For example, if an owner builder wants a walk-out basement, they’ll need a lot that is sloped in a way to accommodate the plan.

The other issue related to the layout of the land is the cost you may incur to get the land prepared for construction. Removing excessive earth, blasting rock, or building a special foundation can explode any owner builder’s budget.

If your land requires a well and septic, you have another set of concerns. You must know if the land “percs,” or satisfies the county’s standards for soil percolation rate. This determines the type of septic system you will need. A conventional, regular septic system will cost about a third of an engineered system. This could turn a seemingly cheap lot into a very expensive one.

If you need a well, you should know how easy or difficult it will be to find water and at what depth you will need to drill. Owner builders who don’t research these things, often end up with shocking additional costs.

Do you have a good idea of what you want and what you can afford? Great. Now you’re ready to look for land.

But how do you find it? This could prove to be the most difficult step in the entire building process for many owner builders.

How to Find Land That’s for Sale:

Newspapers – Owner builders can find available building lots through Newspapers. Check out the classified ads in newspapers that cover the area you’re interested in. Look under “Lots for Sale.”

Real estate agencies – Find them listed under “Real Estate” in the Yellow Pages of your telephone book. Agents you call may have properties listed or know of others with land to sell.

Exploring – Drive around areas you like. If you spot a sign advertising a lot for sale jot down the number and call the seller for information. If a lot you’re interested in doesn’t have a sign, talk to neighbors or check land records at the town hall to find out who the owner is. Then contact the owners to see if they’d be interested in selling.

Word of mouth – Tell families, friends and co-workers what you’re looking for. They may know of available property or be able to direct you to people who do.

Be a smart owner builder. As you look at properties, be sure to pay special attention to these practical considerations:

- Can you afford it? (Remember to calculate your qualifications for either an owner builder construction loan or a loan with the added cost of hiring a builder.)

- Is the lot large enough to accommodate the house plan’s square footage? (Check local regulations regarding placement of houses on lots.)

- How do the houses already in the area measure up with regard to size, quality and condition? Owner builders often make the mistake of building a superior house in an inferior neighborhood – a poor investment.

- Are there wetlands or other features on the property that may prohibit it from being developed?

Walk the lot, get a feel for it. Think about where on the lot you’d place your house, the swing-set for the kids, and your barbecue grill. As an owner builder, these are all decisions that you’ll be making.

Now that you’ve narrowed down your choices, get more detailed information on properties you’re considering. Gather information from reliable sources and contact the appropriate people to get answers to questions about any lot you’re considering.

Written by Francine L. Huff
Going green around the home is good for the environment and your wallet. Here are some tips on making energy efficient improvements to your old home.
It seems like everywhere you turn these days people are talking about the benefits of going green. Not only can going green help the environment, but it can help you save money at home. Here are some ways to help your old home be more energy efficient and keep more money in your pocket.

Change Thermostats

Looking to save money on your heating and cooling bills? A programmable thermostat can allow you to save about $150 a year on utility bills, according to Energy Star. If you work outside the home a programmable thermostat can allow you to save energy while you’re away.

Repair or Replace Heating and Cooling System

Many old homes have outdated heating and air equipment. If your HVAC system is older than 10 years and your energy bills are rising faster than energy prices, you need to have it checked out. An HVAC specialist can do a cost-benefit analysis of your HVAC system that will allow you to compare the cost of doing nothing, repairing or supplementing the existing system, or replacing your entire HVAC system. This type of analysis will also identify if there are relatively small problems–dirty air filters or a blocked air duct, for example–that are having a major effect on your HVAC system’s efficiency.

Seal Heat and Air Ducts

Even if your HVAC system is still in good working order, you may need to seal up heating and air ducts to improve the efficiency of your system. Doing so can improve efficiency by up to 20%, reports Energy Star. Signs that you may need to seal ducts include:

•    Rooms that are difficult to heat or cool

•    High utility bills

•    Stuffy, uncomfortable rooms

Seal Drafty Windows

Drafty, old windows can push up your heating bills. Contractors who don’t have experience working on older homes often suggest replacing old windows with insulating glass replacement windows, but doing so is expensive, doesn’t result in notably greater efficiency, and too often doesn’t preserve the historic charm of older homes. A better solution is to install weather stripping around your old window’s sash, where 85 percent of heat loss occurs. If window panes are rattling in their frames, you may also need to replace the window putty that holds them in place. Doing so can improve the performance of your old windows to where it’s equal or superior to double pane replacement windows, and at a fraction of the cost.

Depending upon the type of energy efficient upgrades you make to your old home, you may be able to file for a special energy credit on your tax return. Save your receipts so that you’ll have them during tax time.