Log Cabin or Log Built Homes are beautiful but not very prolific, so it makes inspecting them a specialty. A log cabin inspection has similarities to a home inspection and home warranty inspections but it also has unique characteristics that require knowledge and experience to it is as thorough as it can be. I wrote this article to highlight the unique aspect that is brought to a home inspection when the home is log built. In my opinion when a home has log built components a quality and through home inspection should have the methods and observations you are about to read about. Although they exceed industry standards they should be the minimum you should accept when paying to a home inspection on a log built home.
Familiarity with how log homes are built and how the log components age is crucial in making observations as an inspector. At the minimum an inspector should:
- Comment on the age and quality of the “Chinking”, Chinking is the material used to fill the small gaps between the logs. The small gaps are “chinks”. There are many different generations and effectiveness of chinking material. Some have elastic properties others are more rigid.
- Comment on the natural “checking” that occurs in log components. As these components dry and shrink long cracks and splits can open in the log. Alarming yes, but naturally occurring, but they do require monitoring along with maintenance and repair.
- The inspector should also use a form of resonance testing using acoustic testing methods to check butt and pass ends. An experienced inspector can use acoustic to help gather information about how the exposed ends of logs are performing exposed to the elements. When the density of wood changes so does its acoustics. Those acoustic can tell you if a log has WDO (Wood Destroying Organisms) concerns.
- The inspector should also have a large garden sprayer. This way they can spray large sections of all the exterior log walls to determine if and how well the logs are still repelling moisture or absorbing it. This is a great indicator on how well the logs have been preserved and/or maintained.
- At the minimum, comment end of logs exposed to the exterior and whether butt end joints were used extensively for long spans and within walls.
- The inspector should also use regular home inspection methods like their knowledge of Wood Destroying Organisms (as most older log homes have beetle emergence holes) probing the wood, moisture meter readings, and even thermal imaging if available
Some inspectors who regularly perform log home inspections have a coring bits where they can take core samples of suspected bad logs. These can be useful, but in my opinion, this type of specialty testing should be reserved for well after the minimum standards described above have been exhausted. Destructive testing should be reserved for a time when someone is trying to determine the severity of problems or damage. By the time you start taking core stamples out of log home components there were definitive signs of failing occurring before you get to that point.
Log Built homes are unique and should be inspected uniquely. Ensure your Home Inspector has a sound understanding of the dynamics of log cabin home inspection. It is also a great idea to perform your own warranty home inspection if you own a log home so you can see what type of maintenance can be performed to ensure it performs as it should.
Here are some images to help associate the bulleted comments.
The white material between the log components is referred to as "Chinking". It should be well adhered and not have gaps between the substrates.
Resonance testing of the wood with a wooden shafted hammer to feel and hear feedback in order to help determine condition and density of log components. Sound and feel of woods that have the onset of WDO will have significantly different feedback.
Examples using of a water spraying to determine where the log components are still resisting water.
Examples when log components are no longer resisting moisture. The dark area indicates the log is absorbing water.
Examples a naturally occurring phenomenon in log components called "checking". This can occur in log components and milled lumber too.
Here is an example of excessive "checking". It has also been filled with a open cell foam that is not suited for this application.
This examples the exposed end of log components that needs to be addressed. Absorption and the onset of WDO is present.
Thank You for Reading!
Chris Falcone, ASHI Certified Home Inspector
Owner, X-Factor Home Inspections
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