Orndorff - Ellijay GARough-In Materials List
Based on exact as-built plans for Orndorff - Ellijay GA (1,088 sqft main + 1,088 sqft upper + porches/decks). Quantities are rough takeoffs from plan dimensions, notes (2x4 framing 16" OC, vaulted ceilings, CMU foundation, etc.), and standard construction practices. Pricing is mid-range standard from Home Depot (Blue Ridge / North Georgia area, approx. Oct 2026).
Note: Plans specify fiber cement board & batten siding; list uses T1-11 per provided construction method. Adjust for actual. This is materials only – excludes labor, tax, delivery, waste factor (add 10-15%).
Lumber & Framing
| Item | Est. Qty | Unit Price (HD mid) | Est. Total |
|---|---|---|---|
| 2x4x8 #2 Studs (walls 16" OC, exterior + interior both levels) | 950 pcs | $4.50 | $4,275 |
| Pressure Treated 2x4x8 (dual base plate, perimeter + porch) | 50 pcs | $6.00 | $300 |
| 2x4x8 (dual top plates / wall headers) | 120 pcs | $4.50 | $540 |
| 2x6x12 (vaulted ceiling stringers / rafters) | 180 pcs | $8.50 | $1,530 |
| 2x8x10 Headers (above openings – doors/windows) | 35 pcs | $12.00 | $420 |
| Glulam Beam (ridge, full roof length ~40-48 ft, 5-1/8" x 12" approx.) | 1 ea | $1,200 | $1,200 |
| OSB / Plywood Sheathing 7/16" 4x8 (walls + roof) | 120 sheets | $18.00 | $2,160 |
| T1-11 Siding 19/32" 4x8 sheets (exterior) | 85 sheets | $47.00 | $3,995 |
| Corrugated Metal Roofing (charcoal/black, ~1,400 sqft roof) | 1,400 sqft | $2.00 /sqft | $2,800 |
| Pressure Treated 6x6 Columns / porch framing / rail posts | 20 pcs (various) | $25.00 avg | $500 |
| Composite Decking boards (porches/decks ~664 sqft) | 700 lf | $4.50 /lf | $3,150 |
| Metal connectors (hurricane ties, straps, clips for continuous load path – roof-to-wall, wall-to-foundation) | lot | — | $450 |
| Fasteners, nails, screws, framing nails, sheathing nails, roofing screws | lot | — | $650 |
| Lumber Subtotal (approx.) | $21,970 | ||
Electrical (Rough-In)
| Item | Est. Qty | Unit Price | Est. Total |
|---|---|---|---|
| 200A Main Panel + breakers (basic) | 1 | $350 | $350 |
| 14/2 & 12/2 NM-B wire (outlets, lights, dedicated) | 2,500 ft | $0.40 /ft | $1,000 |
| Boxes, receptacles, switches, GFCI (per plan symbols) | lot | — | $450 |
| Ceiling fan boxes, exhaust fan rough, lighting rough | lot | — | $250 |
| Wire nuts, connectors, staples, tape | lot | — | $120 |
| Electrical Rough Subtotal | $2,170 | ||
Plumbing (Rough-In)
| Item | Est. Qty | Unit Price | Est. Total |
|---|---|---|---|
| PEX or Copper supply lines + fittings | lot | — | $650 |
| PVC drain/waste/vent piping | lot | — | $550 |
| Water heater rough (tank system per notes) + valves | 1 | $180 | $180 |
| Fixture rough-ins (kitchen, baths, laundry – locations per plans) | lot | — | $300 |
| Plumbing fittings, valves, elbows, tees, couplings, hangers | lot | — | $280 |
| Plumbing Rough Subtotal | $1,960 | ||
Equipment & Misc Rough-In
| Item | Est. Qty | Unit Price | Est. Total |
|---|---|---|---|
| Scissor lift rental (local, for framing/roof/siding access – multi-week) | 1 rental | $800–1,200 | $1,000 |
| Equipment Subtotal | $1,000 | ||
Rough-In Materials Grand Total (approx.): $27,100
Pricing based on mid-range Home Depot Blue Ridge, GA area. Verify local stock and current prices. Add waste, fasteners, adhesives, flashing, underlayment, and tax separately. Foundation CMU and concrete not included in this list (per plans: CMU block crawl space).