Orndorff - Ellijay GAFoundation Materials & Framing
Based on the as-built plans for Orndorff - Ellijay GA. Plans specify CMU block foundation walls with stone/ledgestone finish. Main level ~1,088 sqft footprint (plus porches). Quantities are estimated takeoffs for footings, stem walls/slab, formwork, and under-slab plumbing rough-in. Pricing uses mid-range North Georgia / Blue Ridge area ready-mix concrete (~$145/yd³ delivered, Oct 2026).
Materials only. Add labor, excavation, gravel base, rebar/mesh, waste factor (10–15%), and local delivery. Confirm exact dimensions and soil conditions on site.
Foundation Framing & Formwork
| Item | Est. Qty | Unit Price (mid) | Est. Total |
|---|---|---|---|
| 2x6 Wood stringers / form boards (perimeter footings & stem wall forms) | 220 lf | $8.50 /lf | $1,870 |
| Foundation framing stakes (wood or metal, 2x2 or form stakes) | 80 pcs | $3.50 | $280 |
| Form ties, braces, stakes hardware, and duplex nails | lot | — | $220 |
| Pressure-treated sill plate material (2x6 or 2x8 PT, dual where noted) | 180 lf | $4.75 /lf | $855 |
| Formwork & Framing Subtotal | $3,225 | ||
Concrete (Footings + Slab / Stem Wall)
| Item | Est. Qty | Unit Price | Est. Total |
|---|---|---|---|
| Ready-mix concrete (3000–3500 psi, footings + slab, North GA delivery) | 28 yd³ | $145 /yd³ | $4,060 |
| Gravel base / crushed stone under slab | 12 yd³ | $45 /yd³ | $540 |
| Rebar (#4 or #5) + wire mesh reinforcement | lot | — | $680 |
| Anchor bolts, plate washers, and foundation anchors | lot | — | $180 |
| Concrete Subtotal | $5,460 | ||
Plumbing Rough-In (Under-Slab)
| Item | Est. Qty | Unit Price | Est. Total |
|---|---|---|---|
| PVC drain/waste/vent pipe (3" & 4" main, 2" branches) | 180 ft | $3.20 /ft | $576 |
| Plumbing fittings, cleanouts, traps, and hangers for under-slab | lot | — | $320 |
| Water supply rough (PEX or copper stubs to fixtures) | 120 ft | $1.80 /ft | $216 |
| Sleeves, penetrations, and sealant at foundation | lot | — | $150 |
| Plumbing Rough Subtotal | $1,262 | ||
Foundation Materials Grand Total (approx.): $9,947
Local concrete reference: Ready-mix in North Georgia mountains (Ellijay / Blue Ridge area) typically $130–$165 per cubic yard delivered in 2026. Confirm current pricing with suppliers such as local ready-mix plants in Ellijay or Blue Ridge.
Rendering: Foundation Framing & Plumbing Rough-In
Conceptual rendering based on the as-built plans (CMU foundation walls, main-level footprint, dual PT base plates, and typical under-slab plumbing layout for two levels / two units).
AI-generated conceptual view of foundation formwork with 2x6 stringers, stakes, and under-slab plumbing rough-in prior to concrete pour. Actual layout follows the as-built floor plans and site conditions.