Who’s On First
By Jim Cooper

You’ve been bitten by the bug. It’s the top of the first inning. Your dining room table is spread with log home sales literature and everywhere are stacks of log home magazines. Now the name of the game is turning your dream into a reality. But who should you be talking to and when? Think of it as the great game of building a log home. But before you begin it’s a good idea to understand the players and their positions. Here is the roster for your log home dream team in the order you are likely to encounter them. (Not all on the field at the same time and not all used in every match.)

1. Log Home Company Representative – Most people’s first contact with a log home manufacturer is through a company representative. This may be a salesperson working through a company office or an independent representative or “dealer.” If the dealer offers construction services they are “builder-dealers.” It’s important to note that dealers and builder-dealers are independent businesses, not employees of the company. They receive commissions for sales but must negotiate separate contracts for construction services.



2. Handcrafter – Unlike a log home manufacturer, a handcrafter is an independent business person who provides log “shells” for homeowners or GC’s to use in building log homes. Most handcrafters are small businesses without separate sales or design staff. Planning, pricing and fabrication of the shell from raw logs are all undertaken directly by the handcrafter. Unless they have the qualifications themselves, handcrafters usually maintain relationships with architects and engineers who help in planning your home.



3. Log Company Designer – Many log home manufacturers have design departments. These are usually staffed by people experienced in log home design although rarely are they trained, licensed architects. Designers are very familiar with the company’s products and at producing plans with their specifications.



4. Architect – Architects are professionally trained in all aspects of designing buildings. In addition to preparing conceptual designs, architects prepare construction documents for all aspects of construction. Many architects also offer construction management or consulting to see their designs carried through to completion. Architects typically charge fees based on the size and complexity of the project. When used on a log home project, it is important to use an architect familiar with log or heavy timber construction. If the homeowner is working with a log home company, they may insist on redrawing the architect’s plans with their specific construction details. Be sure you understand the requirements of a log company before involving an architect in your project. In contrast with a log company designer, the drawings produced by an architect will contain far more detail. They also include details beyond those necessary for constructing the log package, such as electrical, plumbing, lighting and HVAC plans. State governments usually have a licensing board that registers professional architects. When a licensed architect completes a set of construction drawings, they sign or “seal” them with their license number. In a growing number of areas, even if not required by the building code authority, the presence of an architect’s seal will expedite the building permit process.



5. Engineer – Like architects, Engineers are licensed by the state. However, Engineers concern themselves only with the structural integrity of your home. If your plans have been prepared by someone who does not hold an Architect’s license (usually the case when dealing with log home companies), the Building Code Authority may require that the plans be reviewed an sealed by a licensed Professional Engineer. Because this carries a fee, be sure to check with local building code officials about requirements and discuss these with your log package provider. Review and sealing by an Engineer can run from hundreds to thousands of dollars and is not included in the package price for a log home kit. In some cases, the log company may have a relationship with someone who holds the appropriate license and can handle sealing for you for less than you would pay on your own.



6. Loan Officer – Loan officers handle loan applications for lenders. They assist in completing and reviewing applications. They present the loan application to the committee responsible for approving the loan.



7. General contractor – The General Contractor or “GC” is like the conductor of an orchestra. Their job is to take the plans you’ve had committed to paper by your architect or log company designer and see that they become reality. Some GC’s have crews who perform some or all of the labor required to build your home while others subcontract with independent subcontractors. When you sign a contract with a GC, they become responsible for all aspects of your project. GC’s typically estimate costs and add a markup. In some cases they work on a “cost-plus” basis, turning in invoices from the various subcontractors and suppliers and adding a percentage. In some instances they may work for cost plus a fixed fee stated in their contract. Regardless of their approach, the GC will prepare a complete cost estimate for your project, obtain bids, schedule, supervise and pay subcontractors. They will coordinate all aspects of construction and handle communications with the subs. When your project is complete, the GC will provide lien waivers for all work done by subcontractors. In many jurisdictions the GC is required to provide a written one to five year warranty on the workmanship used to build your home.



8. Project Manager – When homeowners want to act as their own GC but have limited time or experience, they may call upon the services of a Project Manager. This person or company acts as the owner’s representative, advising owners and handling relationships with subcontractors and suppliers. Technically, the Project Manager is a type of subcontractor with responsibilities for managing the project.



9. Architectural Review Committee – Today many log homes are built in subdivisions or tract developments. These often have restrictive covenants to control the appearance, style and quality of the development. Many developments have an Architectural Review Committee consisting of homeowners within the development that must approve any new construction. Your land purchase papers should indicate whether there is an architectural review process and restrictive covenants.



10. Fire marshal – Many log homes are built in rural areas, far from community fire protection. Some building code authorities will require that you have your site plan and blueprints reviewed and approved by the local fire marshal. The fire marshal will evaluate your site plan to make sure fire and rescue equipment have access. They also usually evaluate blueprints for potential fire-related concerns and to be sure smoke detectors are included.



11. Plan Reviewer – When you apply for a Building Permit in most jurisdictions your plans are first turned over to the Plan Reviewer who will examine them to be sure they meet applicable building codes. In areas with stricter code enforcement or cases of unusual design, the Plan Reviewer may require that the plans be reviewed and “sealed” by a licensed architect or engineer.



12. Subcontractors – When construction begins your project will see a parade of subcontractors or “subs” performing various activities to complete your home. If you are working with a GC, the subs will work through and answer to the GC who, in turn, answers to you. If you elect to act as your own GC, you’ll need to find, schedule and manage each of the subs required for your project. You’ll have to provide them with specific requirements for their role in your project in order to obtain accurate bids. When their work is complete, you’ll need to obtain signed lien waivers verifying that they have been paid in full for all their work.
    
    The subcontractors on a typical log home project can include well driller, septic installer, excavator, foundation installer, rough carpenter, logsmith, mason, plumber, electrician, HVAC installer, roofer, gutter installer, finish carpenter, flooring installers (hardwood, ceramic tile, carpet, etc.), drywall hanger and finisher (usually not the same people), painter, and landscaper. Usually subs work with one or more assistants, so your project may from fifty to a hundred workers before completion



13. Builder – Some people confuse builders and GC’s. It’s an easy mistake to make because in some instances the builder actually acts as GC. Builders, however, have their own construction crew and contribute physical labor to the construction process. Sometimes a homeowner hires a builder who also arranges subcontracts with the foundation and mechanical subcontractors. On such cases, the builder is acting either as a GC or project manager for the homeowner.



14. Construction Manager – Sometimes people use the term Construction Manager interchangeably with Project Manager. Actually, the Construction Manager’s responsibilities are usually confined to actual construction, supervising jobsite activities, communicating with subs and suppliers to keep on schedule, monitoring progress and making sure the home is built according to the construction documents. Construction Managers are sometimes called Construction Superintendents.



15. Material suppliers – Your project will require a lot of materials not associated with your log package. Lumberyards, appliance stores, lighting and plumbing stores, and flooring stores are only a few of the material suppliers who will provide items for your log home. If you are working with a GC, they will handle arrangements with material suppliers. If you are working on your own you will be responsible for determining what materials are needed, their quantities and when they should be on the job. (In many cases, suppliers will assist homeowners by reviewing their construction documents and providing material “takeoffs” that identify items, quantities and costs.



16. Title Company Representative – In some cases where homeowners are using outside financing, the lender may require use of a Title Company. This company assumes responsibility for managing the financing of the project including disbursement of funds. Funds from the lender are placed in an escrow account held by the Title Company. Rather than working through the bank’s representative, the homeowner or GC will deal with an agent of the Title Company for disbursement of funds from the construction loan.



17. Building Inspector – Building Inspectors are responsible for enforcing the prevailing building codes. The role of Building Inspector varies widely with the jurisdiction—city, county or township. In a typical situation, after the Building Permit is issued, Building Inspectors visit your site at specific stages of construction and must approve the work before the project can continue. In some areas, Building Inspectors may only visit once or twice during construction. Areas with more detailed codes may require inspections at a dozen points during construction. Usually inspections are for a specific aspect of construction such as footings, foundation in preparation for backfilling, rough framing, or fireplace installation. In many areas Plumbing and Electrical Inspectors are specialists in the building code office who handle only those aspects of construction.



18. Bank Inspector – If the project requires financing, the lender (or title company) usually require that one of their representatives visit the site to insure that the work for which payment is requested has actually been accomplished. Few lenders disburse funds without proof that the required work has been completed. Bank Inspectors have no relationship with the Building Code Authority and their inspections have nothing to do with code compliance.

These are the major players on the field in most log home projects. As you can see, the construction of any log home is a team effort and the team is large! The key to a successful log home project lies in understanding and coordinating the roles of the players.

Jim Cooper is a former log home builder-dealer and author of Log Homes Made Easy and The Log Home Project Planner. He consults in log home projects and can be reached at www.easyloghome.com.