When
inspecting a log house, there are some special key characteristics that are
unique to log houses that require close scrutiny. I have outlined some of them
below to help on an initial visit when considering purchasing a log home:
1. What is
the general condition of the logs? Deferred maintenance can lead to trouble for
any home, but especially log homes.
Generally, log homes require staining frequently to prevent
deterioration. The frequency is dependent on the quality of the stain and the
exposure of the log walls. Then there is
the question of whether the stain on the logs is latex or oil based. Oil based stains tend to last longer, but
latex stains are being engineered better as time goes on. The worst thing that anyone can do to a log
wall is apply paint to the outside. Solid
color stains are difficult sometimes to tell from paint on the initial
inspection. The reason you want to avoid
paint is that logs, being cellulose like cotton, have a natural “moisture
regain”. This natural regain and loss of moisture with changes in seasons, will
cause paint to peel and can result in wood rot.
Stain, on the other hand, will allow the moisture to pass without
blocking it, preventing damage to the finish and logs. Think of stain as like
Tyvek around a frame house, it resists water but allows moisture vapor to pass.
Caulking and
proper flashing on the outside of a log home is also critical to the longevity
of the log walls. If during your visit you notice staining on the inside of the
log walls around door openings, window openings, in corners and around fireplace
openings, you may have a caulking/flashing issue. Prior to re-staining a log home, you should
caulk a log home with a “log builder” type caulk. Caulks designed for log homes are specially
engineered to last longer on log homes given the unique movement issues related
to moisture regain.
2. Are there sloping floors? This is very common
in log houses. It can be related to
frame design, but can also be related to log shrinkage and associated settlement.
Good log package framing designs can often overcome potential floor slope
issues.
Often
shrinkage is the culprit and does not show up until several years after the
home is built. Logs used to build log
homes vary in moisture content or “greenness”.
Some log home package providers use “dead standing timber”, some use
kiln dried logs and others use “air dried” logs. Air dried logs tend to have the most moisture
and therefore the most shrinkage issues.
Logs can shrink by as much or more than 1/8” per 8” logs. Using 1/8” as an example, this can add up to
2” per wall as the number of logs on a typical 10’ ceiling height is 15 courses
(15 x 1/8”= 1.9”). This amount of shrinkage and resulting 2” of
settlement, can put pressure on floor systems in some areas not designed for
those loads leading to deflection and sloping. The good news is that most of
this log shrinkage and settlement occurs the first 3 to 5 years of a log homes’
life.
3. Are there big overhangs or porches that
surround the house. Wider overhangs
result in better protection from the elements for the log walls. Narrow
overhangs result in over-exposure and potential damage.
4. Are there cracks in the walls on the interior
that line up with the exterior? You want
logs to be have the “heart” of the log visible on the outside corner ends. That way, cracks, or “checking” as we call it
in the log home trade, will stop at the heart and not go through the wall. Cracks that go all the way through the wall
can cause a lot of problems that are best avoided.
These are
just a few of the things to look for when buying a log home. Of course, there are several other items we inspect
when inspecting a log home including: electrical, plumbing, mechanical,
structure, roof, crawl space, exterior, appliances, etc.
We have been
building, selling and inspecting log homes for over 30 years. If considering a log home purchase in the
East Tennessee area, please call us to help you with the inspection process.
To Book a Home Inspection in East Tennessee including Knoxville, Sevierville, Dandridge, Pigeon Forge, Gatlinburg, Newport, or Maryville, please go to accuspecinspections.com
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