Gravitas Blog

The following is from a newsletter from our engineer Brian Sielaff of Tamarack Grove Engineering. Brian has been engineering our projects since the beginning and specializes in structural engineering for residential projects as well as engineering for log and timber frame homes. We have posted one of his articles previously and are looking forward to more. This is good information that is often behind the scenes and overlooked, sometimes with financial consequences. Enjoy:

A Structural Engineer's Seal For Your Home

A Structural Engineer's Seal For Your Home

A Structural Engineer's Seal For Your Home

And full text version for searchability:

WHAT DOES IT DO FOR THE LOG HOME/TIMBER FRAME OWNER OR WHAT
SHOULD IT DO?

 On any project for a home owner, the goal of the log home/timber frame manufacturer is
to get their client a building permit so they may proceed with construction. Often times
in the industry it is required by the local building jurisdiction to have a fully engineered,
sealed and signed set of construction documents for issuance of a building permit. These
documents include both construction documents and structural engineering calculations.
What does this mean to the home owner?

 A structural engineer’s responsibility and duty is to safeguard the life, health, property
and welfare of the public at all times. In doing this, a structural engineer is required to
review all of the design documents for compliance to the local adopted building codes.
This includes member sizing (roof and floor loads), continuous load paths, foundations
and lateral load features (resistance to high wind or earthquake loads) of the structure.
All gravity, in-plane and out-of-plane loads on the building structure should be analyzed
for proper design and sizing.

 What should be included with an engineer’s seal? When an engineer seals and signs their
name to a document, they are stating that they have prepared and reviewed all of the
documents for proper resistance to the local building code requirements and done under
their responsible charge and supervision. ‘Rubber stamping’ is a term used by Licensing
Engineering Boards that is defined by placing your seal and signature on a document that
the individual did not prepare under their review and supervision. It is punishable by a
fine, a suspension and/or removal of their engineer’s license. If an engineer simply
places his seal and signature on a document without preparing it under their review and
responsible charge, and they are doing it simply to get a home owner or log home/timber
frame manufacturer’s client their building permit, it is not only a violation of code and
ethics, but it is cheating the home owner. In paying for the professional services of a
structural engineer, a home owner should be receiving both the engineer’s seal and
signature, but other items such as errors and omissions insurance, professional liability
insurance, their time for coordination and review of their documents, accurate member
sizing throughout their entire plan and proper notes and detailing. It is important to
make sure all of the connections, details and general structural notes are properly placed
and shown within the construction documents. Items like rebar sizes and spacing within
the foundations, concrete strengths, design loads, lag screw sizes and spacings at each
wall log lines, holdowns, column to beam connections, floor girder sizes,
hardware/fastener callouts and roof joist sizes.

The structural engineer should be checking oversized materials as well as undersized
materials. Proper placement and inclusions of notes and details throughout the entire
construction document set also helps hold the home owner’s general contractor
‘accountable’ for their construction means and methods and for what they should be
including within their services in bidding the project for the home owner. If a set of
construction documents only includes elevations, floor plans and very limited detailing,
the home owner must then rely on hiring a trusted, well-experienced general contractor
to build their home per local codes and per what the limited plans show. Without the
proper information the ‘per plans’ part can create a lot of gray areas on what is to be
included for construction labor and materials and what is not. The last thing any home
owner wants through a project or at the end of one is a long list of change order fees,
which many times can drive a home owners cost of construction beyond their originally
planned budget. Having a well designed and coordinated set of construction documents

can ensure that the information is presented within the drawings and the price given for
construction at the beginning of the project is the same price at the end of the project.

It is recommended for a home owner and log home/timber frame manufacturer when
they are pricing out different engineer’s services that they be sure to compare apples to
apples. In doing so, does the lower fee proposal include a full design and review of the
building structure? Does it include engineering calculations? Does the engineer have
insurances to cover their errors and omissions liabilities for the home owner in the event
there is an issue? Are they including any time to answer any agency/owner or building
department questions needed before a building permit will be issued? Are they simply
‘rubber stamping’ the documents? Make sure that for the investment the home owners
are making with their new home they are investing enough time on the structural
engineer’s scope of work they are hiring. Be sure to compare scope of works for each
engineer’s fee proposal that are received. Review and discuss with each engineer that
they are keeping the home owner’s best interests in mind at all time with their services.

In closing, regardless if the local jurisdiction requires sealed and signed documents are
not, make sure the final construction documents include the previous items discussed. It
is in the best interest of the home owner and their project. It is strongly recommended to
have each and every log home/timber frame project engineered, regardless if the local
jurisdiction requires it or not. If the jurisdiction does require the final documents to be
sealed and signed, make sure that the home owner is being provided with the important
items and services noted that should come with a seal and signature. It will help protect
their lifelong investment and not just simply provide them with a building permit.

 -Brian J. Sielaff, P.E., Managing Member, Tamarack Grove Engineering, PLLC

Specializing in Structural Engineering

 (Please feel free to contact our office for any questions or comments that you might have related to this article, we can be reached at the following information noted below.)

 3170 Overland Rd., Ste. B

Boise, ID 83705

208.345.8941 PHONE, 208.345.8946 FAX, 208.871.0616 MOBILE

brian.sielaff@tamarackgrove.com EMAIL

www.tamarackgrove.com WEBSITE

Tamarack Grove Engineering has just surpassed 2 ½ years of offering professional structural engineering services to meet the demands and needs of our diversified client base.  We bring a total of 15 years of combined experience in permitting log home/timber frame structures throughout the entire United States and into Canada.  It is our goal to provide a one-stop shop for all of our clients related to their structural engineering/permitting needs.  By this coming spring, it is our goal to offer engineering services in all 50 states.  As such, we’d like to share with you also that beginning in January of 2010, we will be launching our updated, interactive website www.tamarackgrove.com that will be designed to offer an informative website related to the log home/timber frame industry.

Tamarack Grove Licensing Map 2009

Since Gravitas started over 7 years ago, we have worked with many clients located throughout North America as you can see by the map below.  Being located a continent away from many of our clients, site visits are often out of the question.  Typically, we only get to walk the site on less than 10% of our projects.  That brings the question: How can we work without meeting face to face?

Typically, an Architect will sit down with a client across the table, and sketch out ideas, point to photographs and carry on a conversation face to face.  Following up the meetings, there might be phone calls and E-mails passed back and forth.  In the “old days”, you might have faxes going back and forth.  Times have changed.

We are always very conscious of our clients budgets, both regarding the construction of their home, but also in the design of it.  Not only do budget issues present themselves, but environmental concerns are becoming more and more important.  A phone call, video and photos can be more efficient than a car drive to the property.  A quick online meeting is more appropriate to answer standard questions, than getting on the plane and flying a thousand miles.  To address these items, we have developed a method of working remotely with our clients.  This leverages our talent, time, and puts our clients money to best use.

A site visit, and a face to face meeting are encouraged if the budget allows.  There is benefit in walking the land with the you, the future home owner, and discussing your needs over lunch.  This, however, is not always possible, or, at times, even necessary.  Also, the amount of resources used to carry the designer across country, and to the building location (or your home), is also not insignificant.  Whenever we can reduce our travels, we do.  This saves not only time and money, but also reduces our carbon footprint.

So the question is, how can we still provide the best service available, and not meet face to face throughout the project?  Thankfully, with all of the developments in virtual computer software and hardware, the distances between people are getting closer and closer every day.  We have been using GotoMeeting software (www.gotomeeting.com) for the last few years very successfully.  It allows you to see our computer screen on your screen at home and draw on it while we are talking on phone with each other.  This goes a long way in breaking down the communication barriers.  If you have some interesting web examples or pictures that you want to share, and talk about, then we can see your screen on ours as we discuss them.

The above image is a screen capture of an online meeting using the Goto software. This allows us to have virtual design and construction meetings with the contractor, you, the engineer, etc.  This has been a great resource.  the software also allows you to record the sessions, so if there is a presentation, you can capture it for future viewing.

As a small business, we are always looking for opportunities to provide you with better services, and not add costs.  There are many project coordination software suites out there, but as a simple collection point, we have found it hard to beat Google Sites.  It is a low cost alternative to software such as Basecamp, Active Collab, and many others out there. This tool allows us to post project information in one location that is accessible to the entire team as well as coordinating note and timelines.

Of course sometimes the quickest, and easiest solution is to pick up the telephone and call.  Sending emails back and forth is still a very useful tool, and here is the record of the conversation for reference and clarity.  Because of this, we find it very useful to follow up our phone calls with an email.  This makes certain that we heard what you said before we move forward with design work. Working remotely has taught us the value and benefit of close and frequent communication with our clients in many different formats.

One of the initial communication tools we use is an Idea Book that we ask that our clients put together.  This is simply a binder with cutouts from magazines, prints from the Internet, observations, sketches, or anything else that will help us understand who you are, how you live your life, and what you envision your home to be.  This is a great resource for both us, and you.  It helps to communicate your ideas to us, but it also helps you to crystallize what you are thinking.

This is just a brief summary of some of the tools we use in working with clients remotely. When you can’t meet face to face, these successfully address the problem. Our history and project portfolio from coast to coast has shown that our communication tools are proven and successful. Even if we have never met face to face, by the end of the project we have a close and connected relationship that has been built through all of our varied communication techniques.

This is an article our favorite engineer wrote about the importance of engineering your residential project. Professional engineering is recommended on all projects and more and more it is being required by many local jurisdictions or on the state level. All of our projects in California, Colorado, New Mexico, New York require the project be stamped by a professional engineer. We wanted to share with our readers why it is important on all projects from the engineer’s perspective, enjoy. -Derek

Structural Engineering: Assurance for Your Insurance

The common goal on any log cabin design and construction is to have an experience that is built on trust and understanding. From the beginning, there are a lot of decisions that need to be made with building a log cabin structure. Often referred to as the ‘process’, one must decide on several key items such as budgets, the style of log cabin, floor plan layouts and total square footages, what log cabin company to use and the general building contractor. One often overlooked decision in this process is the need for structural engineering design and review.

The structural engineering of your log cabin ensures that all elements of your final construction documents are:
• Well coordinated
• Have been properly sized for structural components such as roof beams, floor joists, girders, headers, decks, foundations and retaining walls
• Adequately designed connections and details using the correct loads and load paths
• Designed for the proper resistance of building lateral loads (out-of-plane wind or earthquake loads)

Often the question is asked, “When is structural engineering required for my log cabin structure?” Based upon where you are building your structure, some of the local building departments and/or local governing jurisdictions will require some form of professional structural engineering construction documents and calculations that are stamped and signed by a licensed professional engineer. These documents would include your foundation plan, floor framing plans, roof framing plan, building sections, structural details, general structural notes and structural engineering calculations.

Several factors that would require or cause recommendation for structural engineering include, but are not limited to:
1) You are building within a high snow load area,
2) You are located within a high wind or earthquake zone,
3) The complexity of your final floor plans and building elevations (i.e. how does each floor level stack up, is there a prow, are there a lot of exterior window or opening placements, what is the column/post spacing, what are the beam/girder spans, is there a basement, etc.),
4) Does the local governing building jurisdiction require it for issuance of building permits
5) What are the site requirements in which you are building your log cabin structure on (i.e. is the building pad site flat or sloped, are you building into a hillside and what are the native soil bearing types).

A structural engineer can work with your local jurisdiction to help streamline the ‘process’ and obtain your building permit in a timely fashion, then allowing you, your log cabin company and your general building contractor to begin work. A structural engineer can also be available through the construction process to answer or clarify any questions that can arise during construction.
Whether or not it is required, it is highly recommended to consult with a licensed professional structural engineer on any log cabin structure that you build. The common goal for any structural engineer is to safeguard life, health, property and public welfare through design and implementation. When put into perspective with what typical structural engineering fees are in relation to the overall cost of your project, you will find that these fees are typically less than 1% of your overall construction budget. For the quality assurance that you are given knowing your log cabin residence is designed and coordinated properly by a professional, it provides additional insurance in protecting your life long investment.

Brian J. Sielaff, P.E., Tamarack Grove Engineering, PLLC

With my last post, I wanted to give you some background on myself and my experience in the Log Home Industry.  I hope that if you have any questions at any time during this series, you’ll either leave comment or contact me.

First things first – one of the most important things during the whole process of building your log home is going to be the architectural design of it.  This home will most likely be the most expensive thing that you’ve ever financed, and you want to make sure that everything fits your lifestyle perfectly, and I believe that using an independent design firm is the best way to achieve this.  I’m obviously a strong advocate for independent designers (this is what I do for a living).  Here are my reasons for encouraging you to think outside the box.

Nearly every log home manufacturer has some sort of catalog of their “signature” floor plans.  Don’t get me wrong, these are a great starting point.  These generic plans give you a basic sense of space and aesthetics, and can also give you a starting point on pricing out one of their packages.  Sometimes a company will even claim that if you purchase your log package from them, the plans are free!  Here’s the problem with that – someone had to get paid for the plans, one way or the other.  If they promise that the plans are free, then they’ve just buried the cost somewhere in your log package price.  Be sure to check and see what it would cost to modify one of the stock plans.  I sold log homes for nearly three years, and I can’t think of one instance where someone came in off the street and said that they wanted our “model A” plan, with absolutely no changes.  This also goes with people I worked with who’d been in the industry since the early 70’s.

Here’s what I think is the biggest problem with working with a company’s stock plan.  It’s extremely difficult to take that plan and shop it around (copyright issues aside).  Every manufacturer packages their product differently.  Some of the differences are:  pre-cut logs vs. random length, grade of logs and poles, is the fastening hardware included, milled vs. handcrafted logs, on-site technical support, shipping costs, sales tax, various degrees of building materials – doors, windows, floor decks, roofing material, log siding, stains and finishes, just to name a few.  This is where having your house designed by an independent design firm has it’s advantages.  Not only is the house uniquely designed to fit your lifestyle, but its also designed to include (or exclude) as many of the log components you want.  Manufactures make the bulk of their money on the logs, so it’s only natural that they might push as much product on you as possible (to help offset the costs of their “Free” design department).  When you come through the door with your design work done independently (not your final construction documents – those should wait until you settle on a manufacturer), every log home producer is bidding on “the exact same set of plans”.  This allows you to get a closer apples to apples comparison, and you can see why one company may be $15K less than another (no hardware, random length vs. pre-cut and hardware included).

One thing most folks don’t think about when shopping stock log home plans is will this home work in my jurisdiction.  A stock plan may work perfectly fine off the shelf if it’s build in mid-western Kansas where the snow load can be 20PSF.  Now take that same stock plan and drop it it in Aspen, Colorado where it’s not unheard of to have a 150PSF snow load.  We’re talking about completely different structural components necessary for either homes.  Different roof systems, foundations – structurally speaking, different houses.  A 10 inch diameter spruce/pine ridge beam in Kansas could turn into a 22 inch diameter douglas fir ridge beam in Colorado.  By using an independent design firm like Gravitas, you’ll have your house specifically designed for your jurisdiction, conforming to the local codes and building department’s requirements, the first time around.  It will also be much easier to track and manage your building budget with a set of plans specifically designed for you, opposed to something that’s generically detailed out and vague.

These are just a few ideas to think about when designing your log home.  When you figure that your home may cost $300K and up to build, it’s well worth spending a relatively small amount to prepare a set of quality construction documents, specifically designed to your needs, and your location, and they communicate how to construct your dream log home?  This will reduce the number of surprises that tend to come up during the construction process, and often save you more than the cost of drawings because everything is thought out, and it doesn’t conform to a generic client.  If you have any thoughts or comments for me, please feel free to do so.

Happy stacking!

Paul