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carcrossguy
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# Posted: 19 Oct 2011 09:54pm
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Admin Note: part 1 is here
Had an appraiser go out and appraise the land/cabin. said i was worth $75k . $40k was land. realtor had me put in an offer at $80k so I halted the offer. a few of the pics he took. foundation logs are rotting. even side walls are rotting. interior logs are nice.
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Nirky
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# Posted: 19 Oct 2011 10:26pm
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Is that cinder block part of the foundation system? If not, what do the logs rest upon?
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neb
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# Posted: 19 Oct 2011 10:38pm
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How much land is in the deal?
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carcrossguy
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# Posted: 19 Oct 2011 10:54pm
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10 acres with 4 of the acres on a slope. acerage and well/septic is valued at 40k.
logs are resting on cinder blocks but it appear some foundation logs are resting on earth.
the property has a lot of large fir and spruce. seller has not offered any evidence that the timber has value.
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sodo
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# Posted: 19 Oct 2011 11:55pm
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Quoting: Nirky Is that cinder block part of the foundation system? If not, what do the logs rest upon?
The cabin rests on the sill logs, resting on earth, which are now rotted. Someone put cement blocks under the next log up (which is coming downward as the rotted sill logs crush). As the sill logs crush, the cabin will then be resting on the cinder blocks. This is slightly better than nothing.
Is the cabin supported entirely at the periphery? If yes, this might not be such a terrible job. I think you could jack the cabin up, create a better foundation, and replace the rotted sill logs.
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Scott_T
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# Posted: 20 Oct 2011 08:12am
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$50K seems like a good offer.
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Erins#1Mom
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# Posted: 20 Oct 2011 09:11pm
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I agree with Scott_T. Here in my area the land would go for app. 4 - 5 thousand an acre. It's hard to say how much more the well and septic would cost. I can say I recently paid $550.00 for septic approval. There is an old well on property that the county will check for water quality for another $150.
The "little" things add up but the improvements in the cabin foundation may cost a bit of money. Having said that: the cabin looks like it has a lot of potential. Even if tearing down, using the good logs, you could have a fairly large place.
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Nirky
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# Posted: 21 Oct 2011 03:31pm
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Thanks Sodo. After looking at this again, not only are all the sill logs rotted, several logs from courses higher are also rotted. It may be too much work to fix the foundation and other rotted logs than it is worth.
Or, you could leave it like that and use it as your shop, and build a proper log or other type of cabin next to it. As such, I wouldn't pay very much more than the land value for this parcel.
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carcrossguy
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# Posted: 21 Oct 2011 07:44pm
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How do log cabins look when you put cedar siding on them? Is it hard to get thinks looking straight etc? Can you cut off the ends that extend past the corners? thank you.
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turkeyhunter
Member
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# Posted: 21 Oct 2011 07:49pm
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repair the logs and preserve the history of this old gem:-)
cedar siding will show all the straight and not so straight lines/corners etc!!!!! :-(
is this going to be your HOME or Camp????
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carcrossguy
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# Posted: 21 Oct 2011 08:36pm
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my home! its only 45 yrs old. If you look at the interior pics, the logs look really straight and done quite well. too bad they did not treat the exterior yearly etc. The appraiser is valuing the structure at $35k. To me, that seem quite generous.
The great unknow is timber value. Seller is claiming the 10 acres has timber value but has not supported that claim.
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carcrossguy
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# Posted: 2 Nov 2011 06:01pm - Edited by: carcrossguy
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Look at again. Appears that foundation logs are only rotting at corners. I think because of the lack of roof overhang.
On all sides the water at some point was leaking under the overhangs of roof. Evidence of rot and water stains on all sides.
West side of cabin seems worst for wall log rot. I assume because of the mnimal roof overhang.
North side of building looks in best shape.
sand blasting the logs will make them look better. getting rid of cement chinking. even barks is on logs in some places.
Not much rain in the area . I guess that why there is not more rot where logs meet soil. also, soil is clay/gravel crap.
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Anonymous
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# Posted: 3 Nov 2011 04:13pm
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How do you determine if land has timber value or not? Has timber decreased in value due to the housing recession? I have a bit of land with huge hemlocks and white pines on it (80 yrs + in age) but I don't think they have much value in today's economy????
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carcrossguy
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# Posted: 3 Nov 2011 04:39pm
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Under 5 acres I think they usually dont pay you to remove trees unless they are very desireable type of tree.
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Gunpowder
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# Posted: 29 Nov 2011 10:53pm
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Jack it up and pour a concrete foundation to replace the lowest course. I just restored an 1834 cabin. Had to hand cut new logs for 1/3 of the cabin. I recommend Permachink.
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carcrossguy
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# Posted: 20 Jan 2012 04:39pm
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Didnt buy it. Owner refused to allow building inspection. When I look at it now Im glad I didnt buy it as it looks so crudely built.
bought a hundred year old conventional lumber house on piers instead.
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Anonymous
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# Posted: 20 Jan 2012 04:55pm
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Quoting: carcrossguy Didnt buy it. Owner refused to allow building inspection. When I look at it now Im glad I didnt buy it as it looks so crudely built. bought a hundred year old conventional lumber house on piers instead.
got pictures of the one you bought???
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carcrossguy
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# Posted: 21 Jan 2012 07:38pm
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25 acres. Im going to paint the steel roof. Its a foreclosure so easier to negotiate . Its still in the west coast rain forest which is what Im used of. Didn't think you could get places like this anymore.
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turkeyhunter
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# Posted: 21 Jan 2012 09:33pm - Edited by: turkeyhunter
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nice place ---got any interior pic's....what year was it built????\\
what color are you painting the roof????
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neb
Member
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# Posted: 21 Jan 2012 09:49pm
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Nice place and where are you located at.
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carcrossguy
Member
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# Posted: 21 Jan 2012 10:43pm - Edited by: carcrossguy
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I live on the trans canada hwy around yale bc. no idea what colour to paint roof. not sure when it was built. one source said 1944 but it might be much earlier. no pics of interior. dont think it is insulated. hard wood floors.
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turkeyhunter
Member
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# Posted: 22 Jan 2012 08:41am
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reminds me of a old FARM house design from down south----paint the roof hunter green.... adds some cedar posts ( whole natural log)and cedar rail on the porch to give it that cabin look. Nice place.
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