Larry Donaldson Donaldson Log Homes and Log Cabins - Log Home Plans - Log Home Design - Log Home Construction - Log Home Floor plans - Log Home Packages Donaldson Log Homes and Log Cabins - Log Home Plans - Log Home Design - Log Home Construction - Log Home Floor plans - Log Home Packages
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Donaldson Log Homes & Cabins

Dry-In Package Options

Materials Package | Labor Package | Construction Plans | Materials Required Beyond Dry-in | Esimate Guide

Materials Package

Labor Package

Donaldson Log Homes is committed to serving our customers. With in-house construction services available, homeowners and mortgage companies alike can rest assured that our homes are built to stand the test of time. Our construction package consists of installing all items listed in our Dry-In Package. Please call for pricing as this is dependant upon your building location. Prior to our arrival, homeowners will need to have their foundation in place (we provide the specs and blueprints). Our crew will need access to temporary power either by your power company or providing use of a generator. A “port-a-potty” is essential unless you are building close to neighbors who don’t mind having company from time to time. Beyond those requirements, our crew can be completed with your log home in 1 week per 500 square feet of living space. Please understand that Mother Nature must cooperate, but our crews will always keep customers and their timeframes in mind when scheduling.

Beyond Battle Creek Log Home’s dry-in construction, you will need to address the following: staining both interior and exterior (we can help with both materials and applicators), shingles or metal roofing (we take it to the felt paper), plumbing, electric, HVAC, cabinets, partition wall-coverings, trim, and finish flooring. Please refer to our estimate guide for more specific pricing on these items. We also offer turnkey services in certain areas. Call for more details

Construction Plans

We take pride in providing the most complete set of plans possible. We strive to be the best in the industry, giving our customers the best designed and most detailed plans imaginable. Each set of plans are custom tailored to meet the needs of each individual customer. With over 20 years of combined experience, the design department is sure to exceed any and all expectations, from preliminary drawings to final plans.

We provide 3 sets of standard plans with each of our new home sales and design all of our homes to meet the International Building Code. It is up to the home owner to contact the local building inspector to find out what additional codes are required to be met and to relay them to Battle Creek Log Homes. We will make sure that the plans are designed accordingly. Stamped engineered plans can be provided, if needed, at an additional charge of around $1.00 per square foot. Along with providing construction plans with all of our new home sales, we also provide a pre-cut and numbered log cutsheet and materials takeoff. Every log wall is drawn out, showing window and door rough openings, and where each individual log is to be placed. The materials takeoff that we provide is a complete break down of materials, separated by each individual system of the home to assist with placement.

Materials Required Beyond Dry-in

The customer will supply the following or sub out.

• Foundation ~ Plans included with our blueprints.
• Chimney & Fireplace ~ Anything requiring a mason.
• Roof Insulation ~ Fiberglass insulation, we install Styrofoam.
• Finish Roofing ~ Metal or shingles.
• Plumbing ~ Piping & fixtures.
• Electrical ~ Wiring & fixtures.
• Heating & Cooling ~ Heat pump, central.

Cosmetics

• First Floor Flooring ~ Second floor 2x6 tongue & groove can be used as a finished floor if it is sanded, polyurethane, & polished.
• Finish for the interior walls.
• Interior gable or dormer finish.
• Interior doors & trim.
• Interior window & trim.
• Interior trim ~ molding & baseboards.
• Kitchen cabinets & countertops.
• Bath vanities, accessories, & mirrors.
• Door hardware.
• Closet shelves.
• Painting & staining.
• Gutters & downspouts.

Estimate Guide

• Blueprints: Are included in the package price.

• Foundation Excavation: The crawl space area including backfill, are $250.00 to $500.00. Basements are $500.00 to $1,500.00 depending on the size of the house and terrain. A driveway that is 14' wide with gravel topping may cost $15.00 a lineal foot. Installing a culvert 18" will cost $225.00.

• Septic System: Regular systems with perkable soils will cost $1,500.00 to $2,500.00.

• Water: The meter hook up fee is $300.00 to $700.00. A well, depending on the depth will cost $3,000.00 to $5,000.00.

• Fees: To survey a pin location only, will cost $250.00. Builder's Risk Insurance for a 1,500 square foot house cost $200.00 to $500.00. To get temporary electric service initiated, the cost is $150.00. Building permits cost $300.00. Septic permits cost $75.00.

• Foundation: A crawl space with concrete footers & walls cost $30.00 per lineal foot. Basements cost $14.00 per square foot.

• Plumbing: For a medium price range of fixtures the cost is $250.00 to $350.00 per fixture. Examples of plumbing fixtures are hot water heater, sink & toilet.

• Electrical: Cost $2.00 to $3.00 per square foot of living area plus the cost of the light fixtures.

• Heating & Air Conditioning: Heat pump or gas furnace cost $3,000.00 to $5,000.00 per system.

• Cabinets: Standard kitchen with Formica tops cost $145.00 per lineal foot. Standard bathroom vanity with Formica cost $85.00 per lineal foot.

• Floor Coverings: The average residential grade carpet & sheet vinyl cost $15.00 per yard installed. The average ceramic tile cost $5.00 per square foot installed. The average 1 X 6 tongue & groove pine flooring cost $2.00 per square foot installed and finished.

• Painting & Caulking Exterior: Weatherall (UV Guard) with insecticide cost $150.00 per 5 gallon can (300 square feet coverage per gallon). Caulk cost $2.00 per 10.5 oz. tube (includes labor), 48-60 tubes per house. Interior cost $500.00 for materials and labor per 1,000 square feet of interior floor space.

• Appliances: Kenmore brand or equivalent average cost: washer - $300.00; dryer - $300.00; range - $450.00; range hood - $85.00; refrigerator - $600.00; dishwasher - $300.00.

• Finish Roofing: Asphalt Shingles - $40.00 to $50.00 per 100 square feet of roof area (materials and labor); plain tin roof - $100.00 to $110.00 per 100 square feet of roof area (materials and labor); baked on enamel metal roof - $175.00 to $250.00 per 100 square feet of roof area (materials & labor).
Masonry - $150.00 per foot plus rockwork; prefab - $65.00 per foot plus rockwork.

• Rockwork: On chimneys & foundations; veneer flat rock - $5.50 per square foot of coverage (labor & materials); dry-stack - $11.00 per square foot (labor & materials).

• Gutters: The average cost is $2.00 per lineal foot installed for gutters & down spouts.
Typical area cost for log homes: these are general ballpark figures with foundation in place. These figures do not include excavation or onsite improvements.

• Garage & Basement: Complete with concrete slab & doors - $10.00 to $20.00 per square foot.

• Freight: For material packages - $2.75 per loaded mile.

We hope this Estimate Guide will be helpful to you in planning for your log home to approximate the total cost of your log home project. Please keep in mind these figures are based on construction cost in our region, relative to our log home products and may vary considerably depending on the style & size of your log home & market conditions in your area.

This information is based on our local area and is subject to change.

Donaldson Log Homes & Cabins
4927 Highway 19 West
Bryson City, North Carolina 28713
Phone (828) 488-4655
Cell (828) 508-9925
donaldsonloghomes@dnet.net
Donaldson Log Homes & Cabins is the only authorized dealer in North Carolina for Battle Creek Milling.
Donaldson Log Homes provides services nationwide.
Log Cabin and Log Home Floor Plans and elevations used with permission of Battle Creek Log Homes
Copyright 2005-2015 © Donaldson Log Homes & Cabins
Swain County Chamber of Commerce