Log Homes & Log Cabins Custom Designed and/or Log Home & Cabin Packages by Donaldson Log Homes & Cabins - Construction available in Western North Carolina and Log Home packages shipped Nationwide.

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Donaldson Log Homes & Cabins

Dry-In Package Options

Weather-Tight Package: Materials Includes items 1-29

Log Homes & Cabins dry-in package / enclosure options for log home & cabin construction

1.Log System:
A. Precut & Numbered Logs
B. Screws, Gaskets, Dowels, and Caulking
C. 3 sets of Structural Prints
2. Subfloor Framing:
A. Joist - 2x10's @ 16" o.c.
B. Band - 2x10
C. Sill Plate - 2x8 P.T.
D. Flooring - 3/4" T&G Decking
3. Porch Floor Framing:
A. Joist - 2x8's P.T. @ 16" o.c.
B. Band - (2) 2x8 P.T.
C. Girder - (2) 2x8 P.T.
D. Nailer - 2x8 P.T.
E. Flooring - 5/4" P.T.

4. Second Floor Girder - 6x12
5. Second Floor Beams - 4x8's @ 32" o.c.
6. Stair System:
A. Stringers - (2) 2x12
B. Treads - 2x12
C. Risers - 2x10
D. Landing -2x8 Joist @ 16" o.c. with 3/4" T&G Decking and 2x4 T&G Kneewall
E. Stair Railings - 4x6 with 6x6 Newel Post
7. Second Floor Flooring - 2x6 T&G;
8. Balcony Railings - 4x6 with 6x6 Newel Post

9. Porch Post - 6x6
10. Porch Plate 6x6 with 4x6 Strut
11. Porch Angles 4x6
12. Porch Rafters -4x6's @ 32" o.c.
13. Porch Roof Decking -1x T&G;
14. Porch Roof Lathing - 2x4's @ 16" o.c.
15. Porch Roof Sheathing - 7/16" OSB
16. Porch Roof Felt - 30 lb.
17. Porch Fascia - 2x8
18. Porch Railings - 4x6
19. Interior Wall Framing - 2x4's @ 16" o.c 2x6 Wet Walls
20. Gable & Dormer Wall Framing:
A. Wall framing - 2x4's @ 16" o.c.
B. Wall Sheathing - 7/16" OSB
C. Vapor Barrier - House Wrap
21. Gable & Dormer Log Siding
22. Exterior Metal Doors with 2x Bucks
23. Vinyl Insul. Low E Windows with 2x Bucks
24. Gabled Dormer Roof Framing:
A. Rafters - 2x6's @ 16" o.c.
B. Collar Ties - 2x4's @ 16" o.c.
C. Roof Sheathing - 7/16" OSB
D. Roof Felt - 30 lb.
E. Outlookers - 2x4's @ 16" o.c.
25. Roof Rafters with Ridge: A. Rafters - 2x10's @ 16" o.c. B. Ridge - 2 Ply LVL
26. Roof Sheathing - 7/16" OSB
27. Roof Felt - 30 lb.
28. Outlookers - 2x4's @ 16" o.c.
29. 20 Year Shingles

Dry-In Package: Complete Dry-In Materials Includes items 1-23

1. Logs - with screws, gaskets & dowels with caulking, blueprints, 8 hours of technical assistance (Exterior log stain and preservative by Sashco).
2. Second floor beams - 4 x 8
3. Second floor girder - 6 x 12
4. Porch post - 6 x 6
5. Porch plates - 6 x 6
6. Porch struts - 4 x 6
7. Porch angles - 4 x 6
8. Porch roof rafters - 4 x 6
9. Gable and dormer log siding.

10. Roof rafters with collar ties and ridge- 4 x 8@ 32" o.c., Ridge 4 x 12
11. Porch roof decking - 1 x 8 T & G and 2x barge rafter.
12. Roof decking - 1 x 8 T&G and 2x barge.
13. Second flooring - 2 x 6 T & G
14. R- 30 Ridged roof insulation.
15. Roof sheath - 7/16 OSB.
16. Felt - 30 lbs. for roofing - 15 lbs. for moisture barrier.
17. Exterior doors and windows with bucks.
18. Fasia board 2x
19. Subfloor framing - A. Joist - 2 x 10 B. Band- 2x C. Still - 2x P.T. D. Flooring - 3/4 T&G Advantech
20. Porch floor framing A. Joist - 2x - P.T. B. Band - 2x P.T. C. Still - 2x P.T.
21. Interior wall framing - 2 x 4
22. Gable and dormer framing - 2x A. Wall framing - 2x B. Dormer Rafters - 2x C. Dormer sheathing - 7/16" OSB D. Dormer felt - 30 lb.
23. Skirt Board - Log siding.

Interior Package: Log Home Interior

Donaldson Log Homes & Cabins makes every effort to give its customers the most complete package available, and the interior package helps homeowners complete their home with the warm and comfortable feel that makes log homes such a joy to experience.

1. Interior Wall Coverings: We have a full variety of log siding and T&G to help you finish your home the way you always dreamed it would be!
2. Interior Doors: Nice, rich, pine doors that match your home!
3. Interior Trim: The trim you need to finish your home!
4. Floor Coverings: We have both Hardwood and Pine for the perfect atmosphere of your home!

Dry-in Service

Battle Creek Log Milling offers log stacking and Dry-In's virtually anywhere in the United States. The dry-in constructed shell includes materials and labor, excluding foundation, by our construction crews who are familiar with the ins and outs of log home construction. After we complete the dry-in shell, you will need to arrange for your roof coverage (Ex. metal or shingle), plumbing, electrical, heating & air-conditioning, wall coverings, trim, cabinets, staining, painting, and finish flooring. For more information on constructing your new home, call Donaldson Log Homes & Cabins today.

Dry-in Material List

1. Exterior Logs with Hardware (Lag Screws, Dowels, & Foam Gaskets)
A. Original Style: 6x12 or 8x12 square white pine, hand hewn or rough sawn with dovetail corners: with or without chink joints.
B. Traditional Style: 6x8 or 8x8 D-style logs, white pine with butt & pass corners.dovetail corners are optional.
C. Colonial Style: 8” round, white pine with saddle notch corners.

All logs will have insulation foam on grooves.
Lag screws will be driven every 2-3 feet as needed.
Caulk & dowel pins will be installed at all butt joints.
NOTE: We mill any wood species.

2. Second Floor System
A. Second Floor Beams: 4x8 on 32” centers (24” centers optional) are used for the ceiling framing of all two story models with 2x6 tongue & groove. #2 flooring, 6x12 girder, and 6x6 support posts are provided for the sub-floor of the second floor.
B. The finished ceiling of a one story is not part of the dry-in for a conventional roof.
C. See roof systems for a description of an exposed beam roof.

3. Porch System
A. Floor Joists & Bands: 2x8 pressure treated.
B. Pine Flooring: 5/4x6 pressure treated.
C. Porch Rafters: 4x6
D. Porch Posts & Plates: 6x6
E. Porch Angles, Struts, & Railings: 4x6
F. Porch Roof Decking: 1x8 white pine tongue & groove

4. Gables & Dormer System; Exterior Only-as plan
A. Log siding is provided to match the log style for the 6x12, 6x8, & 8x8 D-style. For the colonial style: 8” round, rough sawn siding (T1-11) or a half log siding, full log gables are an option as well.

5. Roof System
A. Exposed System: 4x8 rafters on 32” centers (48” centers optional).
B. Collar Ties: 4x8.
C. Ridgepole: 4x12.
D. Roof Decking: 1x8 tongue & groove on 32” centers-2x6 T&G on 48” center.
E. 15 lb. felt paper.
F. Option on Styrofoam insulation.

6. Exterior Doors & Windows
A. Exterior doors are provided and installed. Doors are wood or metal: woodstain grade, bronze alum., alum. clad, or vinyl clad. Other types of doors may be obtained at customers' option. Pricing will be adjusted accordingly.
B. Windows are provided and installed. Windows are low E insulated with wood or bronze aluminum. The windows have snap-in grills. Both types have screens and all the hardware. They both tilt to the inside to clean.
C. Exterior Door & Window Trim: 1x4 pine.
D. Interior Door & Window Trim: left to buyer.
E. Slip Joints: 2x6.

7. Stair System
A. Stringers: 4x12.
B. Treads: 4x12.
C. Railings for stairs & balcony: 4"x6" (round optional).

8. Sub-floor System
A. Sill: 2x8 pressure treated.
B. Band: 2x10 pressure treated.
C. Girder: 2x10 pine.
D. Joist: 2x10 on 16" centers.
E. Covering: ¾" tongue & groove advantech. (floor trusses optional)

9. Miscellaneous Framing
A. Interior Walls: Stud walls are provided as part of the dry-in.
B. Gable & Dormer Framing: 2x framing on 16" centers.
C. Sheathing: insulation board.
D. Fascia Board: 2x10 spruce ~ standard except on porches with insulation board or OSB decking.
E. Skirt Board
10. Foundation System
A. Foundations are not considered as part of the dry-in.
B. A slab, crawl space, or full basement may be provided at the option of the buyer. Foundation plans are included as part of your blueprints.
C. The foundation for the porches is not included in the dry-in. A footer should be poured and materials on hand to support the porches or decks.
D. If basements are used, the support posts for the sub-floor are to be supplied by the buyer.
E. The dry-in does not include windows or doors for the basement, unless otherwise specified.
11. Permits
A. The owner is responsible for all building permits, local taxes, unloading of materials, & temporary power.

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).

• Fireplace: 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.

Windows & Doors

The Alenco 1100 Series Vinyl Windows are beautifully designed featuring an attractive mould exterior appearance, optional divided light muntin bars, uniform exterior reveal, neat miter-cut fusion welded frame and sash, and two integral lift rails. These features combine to provide superior performance and long life. Flush mounted half screens and uniform interior sight lines provide unobstructed visibilty and a clean, integrated appearance. The 1100 Series Window meets or exceeds the highest standards for energy efficiency. The natural insulating qualities of vinyl reduce heat and cold transfer. Its design provides additional resistance to heat and cold with fusion welded, multi-chambered vinyl extrusions and insulated LoE2-170 (optional) glazing.

Standard Features:

Insulated glass with "Warm Edge" technology reduces condensation
Factory built-in nail fins for easy installation
Limited 10-year sealed glass warranty
Matching profile fixed and shaped windows
Complete perimeter fin weather stripping at vent for a tighter seal
Available in White and Almond

Special Options:

Traditional grid and non-grid options are available on all windows
Tempered glass for added safety
Low E glass to reduce solar heat gain
Obscure glass for added privacy in sensitive areas

M&W Wood Windows Upgrade

M&W beautiful wood windows and doors are the natural choice for almost any new or older home. They feature a preservative-treated exterior that’s stain ready. The select wood interior accepts either stain or paint. You can even order our windows completely primed, inside and out.

Whatever style of wood window you choose, you’ll enjoy the comfort of energy efficient Warm-Edge insulating glass. This state-of-the-art insulating glass leads the industry in quality and meets MW’s exacting standards. You can choose the clear Warm-Edge insulating glass that comes standard with your window, or one of several high performance glass options.

Wood Products at a glance:

For new homes and additions, traditional or contemporary, there’s no better choice than double hung windows from MW. Handcrafted from preservative-treated wood, these classically styled windows provide the latest in style, efficiency, and performance.

At MW, we make four distinctly different types of tilt-sash wood double hung windows. Each is available with a variety of energy-saving glass options to meet the performance requirements of your region. All feature a 4 9/16” wood frame and smoothly-operating tilt sashes for years of dependability.

STANDARD WOOD DOUBLE HUNG

Select Preservative Treated Wood Frame
Wood Sill
Wood 1x6 stain grade exterior trim
Gold Tone Sash Lock(s)

Andersen 400 Vinyl Upgrade

We also offer a full variety of Andersen 400 series vinyl windows as an up-grade option

Solid Wood Doors

All of our homes come standard with solid wood doors that are offered in a wide variety of sizes to suite your needs! (fiberglass and steel available)

Donaldson Log Homes & Cabins
4927 Highway 19 West
Bryson City, North Carolina 28713
Phone (828) 488-4655
Toll Free (866) 373-7031
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

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Copyright 2005 © Donaldson Log Homes & Cabins

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