Builders are not known for over communicating.  Too often, in a race to complete a project, I have seen communication break down between sub contractors.   At critical times, these mistakes can cost you money which must be financed or deducted from other amenities.  So as a future home owner, it’s important to expect your post and beam builder to coordinate closely with yourself or your general contractor to avoid any unnecessary expenses.

A Case Study
This spring, our company will be assembling a handcrafted post and beam house (see below) in British Columbia, Canada.  Totaling nearly 10,500 square feet (house and garage), this project requires forethought between our company, the general contractor, and the client.

The Initial Assessment
We are fortunate that the site is relatively flat and easily accessible by truck (towing a 48’ trailer).  There are no encumbrances such as power lines or trees to slow the movement of the crane.  Wisely, the client has hired a project manager and contractor with experience building log homes.  The experienced structural engineer also made reasonable fastening requirements.  Lastly, we can select a week with good weather because the site is nearby our office.

Areas of Focus
To increase the efficiency of the assembly, we are addressing these issues before assembly day.

FIND A PROFICIENT CRANE OPERATOR- We will join over 2,200 pieces of wood and metal to assemble this post & beam home.  The speed of the assembly will be impacted by the competency of the crane operator.  In our case, we are recommending a proven crane operator in our area.  If your log home builder can not recommend someone, be sure they help you interview candidates.  If the crane operator is slow, don’t be afraid to pull them off your job.  The goal is to keep the crane swinging all day long.  Over the course of our project, the wrong operator could easily add 3 more days to the assembly costing our client over $6,000.  Worse, the operator could jeopardize the safety of our crew.

ORGANIZE THE LOGS – To keep the crane moving, we have organized the logs in a specific manner.  We would recommend you review these ideas before you sign a contract with a post and beam builder.  In our case, every minute the crane sits costs our client $3.00.

1. Use lumber to separate each round of logs on the trailer so you can quickly strap the logs.
2. In addition to labeling each log, categorize them using colored tape (e.g. roof logs, garage pieces, main floor posts, floor joists, etc…) so someone unfamiliar with the project can sort them on the ground for future lifts.
3. Pre-assemble as many pieces as possible.  For example, we have assembled some of the roof pieces.
4. Bring plenty of lift-straps so you can be strapping logs while the others are moved to the building.
5. Station the crane where it can reach all sections of the building.  In our case, it is between the port corche and the garage.  This central location means we don’t need to move.

PLAN FOR THE FOUNDATION– There are 37 points in this house where the post and beam structure connects to the sub floor.  Each is a moment of truth between us and the contractor that if not correct, can add hours to the assembly.   Common problems at this stage include sloping or out-of-square foundations and poorly located anchor bolts or framing.  Our solution is a READY MADE sill system which allows us to quickly adjust to problems with the sub floor.  Rather than leveling one post at a time while the crane waits overhead, we will install it a day before the crane arrives – saving our client money.

We are also going to visit the site to ensure the foundation has been adequately backfilled so the construction team can move about the site quickly and safely.  If your log house builder is unable to visit the site, we recommend they go over the plans with your contractor or you before the foundation is poured.  Plus also review photos of it after the foundation is poured to anticipate any problems.

A Final Note
Before you sign a contract with your log home builder, ask them for a reassembly plan specific to your project.  Together, you can predict the likely problems.  They should also describe which responsibilities each of you assume during the reassembly.  Make sure the contract for the post & beam house specifies which non-wood components and tools are provided by them.  You want to make sure you have the necessary resources on site.

Remember that a fixed-contract price to build a post and beam building does not insulate you from new bills.  Pick a builder who is thoughtful and has already taken a team based approach before asking for your business.