Professional Estimators?

[Greg Steckler]

Are there any professional estimators in our merry band of log enthusiasts? That is, a person who, for a fee, does a material take off from a set of plans and may or may not plug in your local prices? Of course all bidding GCs do this and owner builders do this but are there any professionals doing this for a living?

[Susan]

Excellent Question!!

[LogSmithy]

Material Take-offs

Greg, do a search on "Material Take-offs" and you will see there are several sites where you can find professional estimators!

AOL sample :

http://www.farnborough-projects.co.u...l_take_off.htm

http://www.wholesaleelectric.com/CMMS_Benefits.asp

http://www.cannonsbmc.com/Material%2520Take-offs.htm

By refining your search I am sure you will find many many more!

Its a cool way to a very accurate estimate done so a real bid can be made.

Bill Lasko

LogSmithy@aol.com

LaskoSchoolofLogBuilding.com

[MikeS]

Ya know, I've done a good number of GC take offs, and have worked with many carpenters doing the same. I won't say I'm a professional estimator, more a handcrafted log builder and general contractor who wants to keep his costs lower than his estimates. It does work periodically.

I am currently working with a GC with a professional estimator on his staff. I am working with him quite a lot, alerting him to issues. This is their first handcrafted log project with us. In their case, turn key costs are coming in the $200/sf area, sewer, well, driveway, appliances as part of the GC cost. Their carpentry labor rate is at $37/hr.

Always, log homes are different to estimate than conventional construction. There are many tasks that a carpenter does not realize the time required. Time to install windows, what level of detailing is included in the log package and what the carpenter needs to do, do such and such this way so it won't take a whole lot more time to do that later on... the list is very long. The variables start with what is included with the log package.

The industry time charts just do not work. It's very dependend on a lot of variables, again, starting with the log package. Local labor cost, skill level, site conditions, the customer himself (is he a meddling non trusting customer, or one to let the builder do his work), all play into the estimated cost and final cost. You won't get a one size fits all formula in residential construction.

Some handcrafters on this board say they can turn key a handcrafted log shell for $100/sf. We find this way low from our experience, based on what customers actually request and have built. For preliminary budgeting, I've come up with some percentages from my own log packages, which FYI, my log package represents 25% to 35% of the turn key cost. However, my definition of turn key is all labor and materials paid, no owner work contributed. Even includes appliances, sewer, well, driveway, stains and varnishes, and all. This applies to my community only, not the whole Midwest, East, or nation.

Even these percentages will not apply to other handcrafters bulding in my community, and definitely not to other milled companies. There are just too many variables.

[Dan Bodenstein]

Mike, it's good to see that someone DOES know what turn-key means. We ran into problems with our builder. Our contract said he would errect the stair system. Then he proceded to tell us later that it didn't include installing the railing.

Additionally, he was to install the kitchen cabinets, then told us it didn't include the decorative trim for the top of the wall cabinets. (we bought the trim, he just was to install it)

So it is important that people outline specifically what is included. Never assume somthing is included.

Dan