Pleasant Valley Log Homes Planning Guide · Roof/Dry In. Often times a general contactor will subcontract roof construction to those who specialize. The need to a roofing company

PLANNING GUIDE

Pleasant Valley Log Homes Planning Guide

A log home project is a big deal! You probably have always wanted a log home and have

chosen this time to explore the idea. With proper planning and the right partners your project

can be the best decision you have ever made. The key a truly successful log home project is

planning. It is our goal that this log home or structure exceeds your expectations. As such we

want to make the process as easy on you as possible. We provide the road map and you

navigate easily making informed decisions along the way that will take you to realizing your

dream of a log home. This planning guide was created to help you reach that destination.

GETTING STARTED Steps to Keep on The Track Towards Your Dream Home

Pre-planning: Develop your dream book. Ask yourself what you want to include in this

project.

Develop Project Budget

Before you start planning, you will need to have an idea of how much you are willing to

spend. Estimate Costs - What options are available in your price range? Here is where you

can stop in or give us a call. We can help you get an idea of what is available and help you

get the most for your investment.

Design a Floor Plan

This is a very important step. Making sure that your space is used wisely and effectively to fit

your needs can be a big process. We are here to help! Let us know your ideas and sketch

something out. Also ask to see some sample floor plans that are available.

Finalize Blueprints

This can be exciting! seeing your plans go from the notebook (or the board end in our case)

to full-size blueprints. Its official now! You are on your way! We draw up plans locally with MV

Prints out of Grangeville, Idaho.

Establish General Contractor

Not sure who to hire? We have many trustworthy contractors that we can recommend. Rest

easy knowing that you can trust them with your dream home plans.

50% Upfront Deposit

We accept a 50% upfront deposit which holds your place and covers the cost of the raw logs

Make the Log Package

At this stage, we will reserve your logs and begin the milling/peeling process.


Set Construction Date

When do you want to build? Set a time frame and get started! You are just a few months away

from your dream turning to reality before your eyes!

Final 50% Due

Once we have the final 50%, we

will arrange a truck for delivery.

Pour Foundation

Hard work, but one of the most

important steps to get right.

Delivery to Site

Logs show up on your building

site!

Stack Log Walls

You will be surprised at how

fast things start to happen at

this point. The beauty of a log

home, in one step and you have

your interior, exterior and

insulation done! Also construct

interior walls and partitions.

Electrical & HVAC

Drill down for an electrical chase.

Plan the HVAC and start the install process.

Roof/Dry In.

Often times a general contactor will subcontract roof construction to those who specialize.

The need to a roofing company to conduct this portion of the labor will depend upon

whether you need this special skill for more complex designs or if this can be done by

general construction laborers. Once the roof is on the project is what is considered dried in.

The next step is the finish work.

Finishing Up

It’s time for the interior finish work.

Finish work will consist of

Interior walls – sheetrock, paint, accents and trim.

Floor, Kitchen and bathroom finishes

HVAC and Electrical finishes, the lighting fixtures and finishes.

Doors - Interior and Exterior

Once this is all complete – Move in and enjoy your new space.


PHASE ONE: Inspiration and Planning

If you haven’t already, start gathering ideas that inspire what you want from your log home. Pinterest, magazines, websites and brochures will help you. Set broad

definitions as to what you like and don’t like. Build a binder for your ideas and inspirations. Include floor plans, magazine clippings, prints from Pinterest, snap

shots of log homes. Mark down what you love so you don’t forget. Is it the log corners, or the style of log?


Have you considered ……? • Location – Is land acquired yet?

• If not, then where do you wish to build?

• In town, in woods, near a lake or river? In a field?

• Will it meet County specs for a build site?

• Is it in a flood zone?

• Is it susceptible to rock or landslides?

• Do you want the structure situated so the sunrises in the front view and sunset

views in the back?

• Is the land need developed? Does it need: Water, Sewer, Power, on grid or off,

driveway or road access?

• What is the purpose of the structure?

• Is it the primary home, vacation home, income property?

• Floor Plan: Square feet - Number of floors - Loft

• Foundation: Slab - Post & Pier - Conventional - Daylight Basement

• Views – Do you want a large view from the living area?

• Do you want to see the sunset from your bedrooms?

• Does the kitchen need a large view?

• Number of rooms – what are those rooms and are the spacious or small?

• Out buildings like garage or guest suite? Attached. or Breezeway?

• Species of wood? Lodgepole, Cedar, Spruce, or Other?

• Roof system:

• Conventional trusses, Log roof system, or Timber frame roof system?

• Style of wall log

• D-Log, Swedish Cope, Sloped, Milled, Rustic, Other.

• Do you want porches or decks?

• Railings and posts elements for porches, decks, lofts, stairs, interior and exterior?

• Roof lines?

• Vaulted ceilings, rafters and beams, or conventional ceilings?

• All logs only, a mix of timber beams and logs, dry wall on interior walls?

• Staircases, railings, steps – Half logs, slabs or conventional framed stairs?

• Floor systems – Radiant, carpet, vinyl, laminate, tile?


• Heating and cooling systems

• HVAC, Wood, Propane, Electric, Solar, Other?

• Interior finishes – Windows, doors, cabinetry, knobs, appliances?

• Remember maintenance supplies including:

• Fasteners and sealants, log oil or stain, chinking or caulking.

You will want to know every detail of what you want to go into your home because your budget

will depend on this knowledge.

Now that you have an idea of what you want it’s time to put pen to paper and determine a realistic budget. Consider this: Do you already have cash in hand or funding in place? Do you

need to be prequalified for funding? If you are need funding, the get pre-qualified so you have

a budget figure.

Once you have determined how much you are willing to spend go back through your checklist

and set a budget for each category as it applies. Just keep in mind, the log home cannot be

without the wall logs at the top of that budget list. The log package budget should be about

35% of your total budget.

If you are on a tight budget, consider the following:

• Corners with special cuts will cost more than corners that do not.

• Swedish cope usually is more expensive than a D-log

• A conventional truss roof system is less expensive than a timber frame or log roof

system

• A single floor will cost less than a loft or additional floor levels.

• A conventional foundation will be less than a daylight basement.

• A metal roof is less than a composite roof.

• Customizations cost more than standard.

• The more corners you have the more expensive the package will be.

• Hand crafted is more expensive than milled.

• Then the items like doors, windows and floors all have range in pricing. Each has

a version that will meet your budget and design taste.

Remember, if you have a total set budget already in mind, then work backwards to fill in the

blanks. You may already know how much funding you have. Prioritize the areas of importance.

The more you know in the beginning phases will help you communicate to us as the

manufacturer of your log home and to your contractors.


PHASE TWO: Develop Project Budget

Estimate Costs

✓ You have your dream book in hand.

✓ You have a clear idea what style of home you want.

✓ You have your land picked out and you have someone working on the

financing.

Now it’s time to begin estimating.

What options are available in your price range?

Customers often ask how much can I expect to spend on a log home? That is such a

subjective question. It’s akin to going to the grocery store with a list of basic ingredients and sending two people with that list. The two will end up with totally different items, yet they

had the same list. That being said, our clients and partner builders report back that on

average, depending on the location, our homes dry in at least $80/ sq. ft or more. This

depends on what goes into the package and what customizations are needed.

Secure Funding

If you need

funding for your

project, contact a

finance

professional. Once

you know your

budget it will be

easier to work on

finding you just

the right package.



Cost Estimate Worksheet

Category

Estimated

Cost Category Estimated Cost

Designs, Plans, Specifications Dry Wall and Labor

Engineering & Survey Interior Paint & Labor

Building Permits Exterior Paint & Labor

Sewer - Septic Gutters & Down Spouts

Water Hook-up - Well Rain Drains

Utility Hook - up (Electric or

other) Tub or Shower Enclosure

Temporary Utilities Ceramic tile

Excavation & Backfill Laminated Plastic

Concrete Foundation (HOME) Simulated Marble

Concrete Foundation (GARAGE) Cabinets & Millwork

Foundation Labor Fireplace or Stove

Sheet Metal & Flashing Insulation

Wall Logs Lightweight Concrete

Interior Logs Fiberglass Tub or Shower

Loft Components Masonry - Structural

Other Log components Masonry Veneer

Framing Lumber Weather-stripping

Framing Labor Underlayment

Finish Lumber Floor Covering: Carpeting

Finish Material Floor Covering: Vinyl

Finish Labor Other Types of Floor Covering

Siding Materials Built-in Kitchen Equipment

Siding Labor Stair or Balcony Railings

Roof Trusses or Roof System Garage Door & Hardware

Roofing Materials Porch, Decks & Steps

Roofing Labor Driveway & Walks

Steel -Structural Walls & Fences

Doors & Frames Landscaping

Windows, Sliders, Skylights Clean up

Window Frames & Sash Supervision (onsite)

Hardware - Rough Equipment Rentals

Hardware - Finish Contingencies

Plumbing - Rough

Plumbing Fixtures

Electrical - Rough

Electrical - Final

HVAC Subtotal

Subtotal Total Estimated Cost


Design

This is a very important step. Making sure that your space is used wisely and effectively to fit your

needs can be a big process. This is the time to set an appointment for an initial design meeting.

During this meeting we will ask for your ideas, likes and must haves. We will refine the information

you have gathered in your dream book. From that information we will put together a preliminary

rendering to make sure we are all on the same page. We will present that rendering for your

feedback. We will then modify the rendering for review and estimation.


If you already have one on board, invite him/her to the design meetings. Early communication is

great. If you don’t have a general contractor, now is the time to secure one. Not sure who to hire? We have many trustworthy contractors that we can recommend. Rest easy knowing that you can trust

them with your dream home plans.

Once the costs are estimated and plans are complete, we will meet again. This meeting allows for

feedback regarding the estimate and design. If modifications are desired this is the time to act. When

you approve the estimate and modified renderings you will be able to take your plans to be

engineered. Most jurisdictions require engineered plans.

Your plans will have a page for electrical layout and HVAC specs. While we do not do the electrical or

HVAC specs for construction, we do leave pages for these details to be completed by the licensed

tradesmen to complete.

Once you’ve signed off on the design, we will then create a full set of plans. From those plans we can

estimate costs for the log package and create the materials list needed for manufacturing. Labor and

other costs will be determined by your general contractor.

Setting Expectations:

1. Before plans are rendered and delivered, we will execute a design agreement. This agreement will define the

parameters of the design process and the fees associated. Average fee is 80 cents per square foot. We require a

$500 deposit at the initial design meeting and the balance due at the final design meeting. Once the payment is

made in full the plans are yours to keep. The price will include any design modifications until completion of your

package. You will get up to three sets of prints.

2. We will begin communications with your general contractor at this point of the process.


PHASE THREE: PRE-CONSTRUCTION

During pre-construction you or your general contractor is lining up the engineered construction

documents, the mechanical and electrical specs, and the building permits.

After the building permits are secured, the site must be prepped. Your general contractor should be

guiding you though this process.

• If you need a road build this is the time to do so.

• The water, septic, power should be installed

• The build site should be level or sloped properly for drainage.

• The foundation should be poured.

• The floor deck may be going in at this time if log components are not needed.

• Set your construction date. When do you want the logs delivered?

• Be sure your crew is scheduled on delivery day.

• Is the electrical set up?

• Is the plumbing in place?


Once the site prep is under way, we can proceed with the log package fabrication. This means we will

review final construction drawings and execute a sales agreement. At this time, we will create the final

materials list and include it with the sales agreement.

Logs Arrive Your logs will arrive on one or more flatbed trucks. You will need an extended reach forklift to load

the logs. The trucking company will not unload freight. Be sure you schedule a crew to be there when

the truck arrives. You will have up to two hours to unload the product. Please refer to your

construction guide for further instructions and tips regarding the log delivery.

Your Log Home Construction can begin.

Setting Expectations: We require a 50% deposit which holds your place in the manufacturing process and

covers the cost of the raw logs. Your deposit guarantees the package price for a period of 12 months.

Once your deposit is received and the sales agreement is in place our team will select your logs and

manufacture them and the other components as prescribed. Once a ship dated is determined. We will

finalize the manufacturing to coincide with that date.

Setting Expectations: Once the manufacturing is

complete, the final balance for your log package

invoice is due. We will quote shipping and add that to

your final balance. Once the final balance is paid, we

will schedule shipping and send your logs on their way.

Shipping is FOB Our mill, Sites, Idaho.


PHASE FOUR:

CONSTRUCTION You can now see the light at

the end of the tunnel. By now

all the permits should be in

place, your funding is secured,

your plans are node, the land

is developed, and the

foundation is poured. You

should have had a number of

meetings with your general

contractor to discuss the

construction and all the

materials should be purchased to make the raising of your home go smoothly.

Your contractor should lay the floor prior to the arrival of the logs. This will help with staging the logs

in areas around the build site to allow for an efficient process.

Be sure your contractor reads the construction guide in its entirety prior to making any cuts or

stacking any logs. Even the most experienced contractor should read the construction guide for a

complete understanding of our product.

Once the log home is up and complete. Make sure it is treated and sealed. Doing so will extend the

life of the logs and make future maintenance much easier.

Once the structure is up and the roof is on, doors & windows are installed the finish work can begin.

Your contractor should be working with you on the desired finishes and interior designs.

FINAL PHASE: WORK IS COMPLETE – MOVE IN

Your home is completely finished. You are moved in and you love it.

Please keep us updated with the build by sending over emails and photos. We would love to see

photos of your finished project.

Thank you for choosing Pleasant Valley Log Homes LLC. for your log home products.

We look forward to working with you to make your log home dream a reality.

Documents

Pleasant Valley Log Homes Planning Guide · Roof/Dry In. Often times a general contactor will subcontract roof construction to those who specialize. The need to a roofing company