| A log home in Montana is a dream for many. This is a | | | | with a Hela-lift helicopter to haul the logs to the final |
| unique place in that there are people from all over | | | | destination. With handcrafted logs of lengths up to 50 |
| the United States who come here. Many properties | | | | feet, the only way to get them to the job site may |
| are owned by people who plan to retire and move | | | | be a helicopter lift. One home that our mill delivered |
| here. Turnkey pricing for log homes in Montana can | | | | to Alaska had a delivery cost of $90,000 by the end |
| be broken into two different categories: milled log | | | | of the project. The handcrafted log home package |
| homes and handcrafted log homes. Reasonably priced | | | | costs $15,000 to ship to Anchorage. Then a |
| contractors are charging an average of $150-180 per | | | | helicopter lift had to make three trips with the logs. |
| square foot for a full turnkey in the milled log. For a | | | | Each trip cost $25,000. These are costs that the |
| handcrafted log home the price per square foot for a | | | | builder has no control over. The homeowner needs |
| full turnkey is approximately $180-200 per square | | | | to consider things like delivery costs before they |
| foot. Handcrafted log home require higher shipping | | | | purchase the property. |
| costs, larger logs that must be handled with a crane | | | | If you are an owner of a remote property, do not |
| for unloading and stacking, and also more expertise | | | | despair. There are ways to still make your dream |
| by the builder. | | | | come true. Locating a builder who is accustomed to |
| In areas such as Big Sky Montana, Jackson Hole | | | | handling out of the way projects is vital. Recently I |
| Wyoming, and other high-end towns, turnkey price | | | | met with an owner of a remote property. The only |
| per square foot can start at $350 and go up. But for | | | | access to his land entailed 15 miles of rough gravel |
| a log home in the 1,000 square foot range to 3,000 a | | | | roads back into the mountains. After looking at the |
| realistic cost is the $150-200 depending on if the | | | | job site and doing an on site evaluation, there was |
| home is a milled log or handcrafted log home. | | | | only one builder that I could think of that could even |
| There are ways to help insure a price per square | | | | handle the job. |
| foot is accurate for your project and also works | | | | When you sit down with a builder, have an open ear |
| within your budget. With every building contract there | | | | to what he has to say. It is a good idea to talk to a |
| should be allowances drawn into it. The more | | | | qualified builder before you even purchase the |
| allowances the better. Before the contract is signed, | | | | property. Immediately he would be able to tell you |
| the homeowners should go shopping and see how | | | | things that the realtor has no hands-on knowledge of. |
| much the various items cost that they would like to | | | | Listen carefully to the costs and the projections that |
| include in the home. Then each allowance can be | | | | the builder states. If he has already built homes in |
| adjusted, if need be, to an accurate amount. If you | | | | remote locations, he has first hand knowledge of |
| will only be happy with the $15,000 imported counter | | | | what things may end up costing. Building is stressful |
| top, then it needs to be reflected in the allowance | | | | enough, but do yourself a favor and get the |
| for that item. But conversely, if you are satisfied with | | | | research done before hand. Facing a project with |
| a laminate counter top, then the allowance may only | | | | realistic costs and a contract customized to your |
| need to be $1,000-2,000 for that item. | | | | location and floor plan will ensure that your home |
| Before the homeowner signs a contract, first he or | | | | sees completion. There in one home near Billings |
| she should go and pick out exactly what they want | | | | Montana that the owners were never able to finish. |
| in the home. An in depth look at the cost of each | | | | It looks like half a home. So do not let that happen |
| item will reveal if each allowance accurately reflects | | | | to you. Here are some ways to make your project |
| how much the homeowner desires to spend in each | | | | work even if you are dealing with remote property |
| allowance category. Then the builder can take this | | | | access or other issues such as elevated costs for |
| information and further tailor it to the homeowner's | | | | bringing electric to the lot. |
| desires. At the end of the building process, if the | | | | 1) When you are laying out your home, do design it |
| specific allowance was not exhausted, then a credit is | | | | the way you want it, but also keep in mind how you |
| given to the homeowner. If a budget was exceeded, | | | | might economize. If digging becomes a problem, a |
| then that is also adjusted for. In one instance a | | | | crawl space might be a wise choice instead of a full |
| customer wanted a $15,000 counter top when the | | | | basement. Also consider reducing the overall size of |
| allowance in the original contract was for a $4,000 | | | | the home or adding a second floor so that the over |
| Corian top. This homeowner consistently made | | | | all outside dimensions of the home are reduced. |
| choices like this throughout the home project. Then in | | | | 2) Consider if there is another location on the |
| the end he was upset with the builders because the | | | | property that is easier to build on that you would be |
| home cost nearly $90 more per square foot than the | | | | satisfied with. If the home is on the top of the |
| original bid. The bottom line is the homeowner | | | | mountain, you might not be able to get to it in the |
| dictates the final price per square foot more than | | | | winter anyway. |
| they realize. High-end choices will substantially chance | | | | 3) Look into alternative energy such as solar panels |
| the price per square foot. | | | | for the home. It may cost much less that paying a |
| Now let us consider remote locations in light of the | | | | huge sum to the electric company to extend the |
| above building costs per square foot. | | | | power lines to reach your property. |
| Building in remote locations can dramatically change | | | | 4) Get on a builder's schedule at least 6 months in |
| the price per square foot. Not because the | | | | advance. Then he can start at the optimum time for |
| contractor is getting greedy, but simply because | | | | your property location. If you can build in the middle |
| there are more variables. If building on the side of a | | | | of summer when it is drier costs may be less than |
| mountain, a driveway cost alone may triple. If no | | | | fighting through mud in the spring or fall or ice in the |
| electricity is within a close proximity, solar or | | | | winter. |
| alternative energy may be required for the home. In | | | | When choosing your move in date, also be sure it is |
| one instance, in Gallatin County there is a subdivision | | | | realistic in conjunction with your start date. If you |
| that has both on the grid and off the grid lots. For | | | | want to move in by early summer, then the home |
| one of the off the grid lots, the electric company | | | | needs to be started before the ground freezes solid. |
| quoted the homeowner in the neighborhood of | | | | In some areas in Montana that receive a lot of snow, |
| $250,000 to bring electric to his property. Things like | | | | the snow insulates the ground so digging can still be |
| this need to be thought of before the lot is | | | | done into the beginning of December. At a job site |
| purchased. | | | | near George Town Lake between Helena and |
| For a mountain top project, septic can also prove a | | | | Missoula Montana, a particular basement was dug in |
| difficulty. If there is no where for a perk test to | | | | mid December. Even though the elevation was round |
| pass, then some have resorted to burying tanks and | | | | 7,000 feet, the ground had a thick blanket of snow. |
| then having them pumped. This can yield a two-fold | | | | The frost line had not deeply penetrated because of |
| problem. The first: can a septic truck get to the | | | | the snow. So with only an extra day of clearing |
| home. And the second: will a bank even loan on a | | | | away snow, the basement was dug and the project |
| property that does not have a conventional septic | | | | progressed throughout the winter. The happy |
| system. These are very important considerations. | | | | owners moved in by spring. |
| Another remote property hurdle is the basement. | | | | Another important point, that I do not want to |
| Both digging costs and pouring of the cement will | | | | forsake mentioning, deals with financing. Be very |
| change a price. If the ground is on a bench or on a | | | | careful to have all financing in place and completed |
| mountain, you may encounter boulders and sheer | | | | before any digging is done. Some try to move |
| rock. Dynamite blasting is not that unusual here. For | | | | forward as far as they can with cash before they |
| one home we built in Madison County, the cost of | | | | involve the bank. Lenders do not like this and very |
| excavation went from $4,000 a final expense of | | | | seldom (if ever) lend on a project that is already in |
| $12,000. When digging, boulders the size of a pickup | | | | progress. So be sure to do the financing from the |
| truck were revealed. A dynamite blaster from a local | | | | start if a lender will be needed. |
| mine had to be brought to the job site. Also the | | | | Dream, plan, research, and above all else choose a |
| basement had to be moved some to compensate | | | | builder who has knowledge that relates to your |
| for one boulder in particular. Cement delivery is | | | | specific project. Typically log home builders in |
| another substantial cost that can vary. If the cement | | | | Montana find the happiest customers to be the ones |
| truck has to be assisted up the grade by a large | | | | who do their research. Sit down personally with your |
| piece of machinery and also if a pump truck is | | | | log home supplier and builder. Also ask them to visit |
| required, a normal cost projection on a basement will | | | | the job site personally with you. No matter what |
| escalate. | | | | company is supplying your logs, a good log home |
| Delivery of logs and material can also be an increased | | | | representative will provide this type of service. So if |
| expense. One log home in Ponderay, Idaho had to be | | | | your dream is a log home, get started today. It is |
| priced with a barge carrying the logs across the lake. | | | | such an exciting time when you see your hard work |
| Another mountain top property entailed three trips | | | | pay off and move into your new log home. |