Building Systems

Read about The Pan Abode ADVANTAGE

POLICIES & SERVICES

Pan Abode creates a Building Package that fits each individual customer's architectural and budget requirements. You are free to substitute our common material specifications with almost any material commonly used in building the structure.

However, in order to establish a common ground by which a customer may compare our prices and understand what is included in our Building Package, we have developed the following Material Specifications. Included are high quality materials that meet the structural requirements of our Building Systems, while also providing the best value. If you desire a product that does not appear in the following specifications, please request the information and Pan Abode will do their very best to meet each and every customers needs.

Material Specification Organization: Wall components are described first by system, then followed by components that are common to all Building Systems. Floor, Windows, Doors, Beams, Roof, Trim, etc.

Price Estimate Flexibility: Request and receive your price estimate Free! You may mix and match between our Building Systems or specify entirely different materials than are included in our Common Material Specifications. Fill out the 'Let's Get Started' Estimate form included with the Idea Book by noting the Building System specifications you desire. We will then provide you with your specific Custom Building Package price estimate.

Free Materials Consulting Service: We will assist you in selecting any of the materials for your custom home. For example, if we are aware of the climate and solar conditions of your building location, we can advise you on the proper materials and insulation requirements for your site. Vinyl windows are the number one selling window in America, but perhaps you desire a wood clad window or solid fir window etc. This same concept applies to Exterior Siding, Doors, Roof Systems, Roof Coverings etc. Let Pan Abode help you make the most valuable decision concerning material and item selection.

Free Architectural Design Consulting Service: Allow Pan Abode's renowned Design Staff to help design the most perfect home for you. Pan Abode's Design Department can either utilize Traditional design elements, or 'Cutting edge' Industry design techniques to Craft a unique home design just for you. Ask to meet with a designer to custom tailor your design needs.

Other Items & Materials Available: Also available through Pan Abode are Sun Rooms, Additions, Garages, Guest Cabins, Skylights, Stair Packages, Roof Coverings, exterior deck materials, wood finishing materials, and a wide variety of consumer options including floor covering, cabinets, appliances, plumbing fixtures, and lighting fixtures.

Sales Tax Outside Washington State: Pan Abode does not collect Sales Tax for out of state sales. Washington State does not have sales tax collection reciprocity with other states.

Specifications Common to all Building Systems

COMMON MATERIAL SPECIFICATIONS WITH OPTIONS

MAIN FLOOR SYSTEM

Floor Framing: 9 1/2" Wood I-Beam Engineered Floor Joists at 16" centerlines over Basements, Kiln-Dried 2x10 Floor Joists at 16" centerlines over crawl spaces.

Subfloor: 3/4" Tongue & Groove Plywood - underlayment grade. Screws and glue are included for precision installation.

Options and/or Upgrades available:

• Floor Joists 2x6, 2x8, 2x12 Kiln-Dried Joists at 16' center lines.
• 1 1/8' tongue & groove Plywood Subfloor-underlayment grade
• 5/8' tongue & groove Plywood Subfloor - underlayment grade
• Fiberglass Batt Floor Insulation; R-19, R-30, or other.
• Treated Mudsill & Girders

For FAR EAST and TROPICS - Floor Framing is 2x8 Kiln-Dried Joists at 16' centerlines. Tropical Climates include Treated Floor Joists & Plywood.

LOFT & SECOND FLOOR SYSTEM

Floor Beams: Glu-laminated Floor Beams are West Coast Douglas Fir Architectural Machined Appearance Grade, sized and spaced as required for design flexibility.

Floor Framing: 9 1/2" Wood I-Beam Engineered Floor Joists at 16' centerlines.

Subfloor: 3/4" Tongue & groove Plywood - underlayment grade. Screws and glue are included for precision installation.

Options and/or Upgrades Available:.

• Typical interior ceiling finish assumed is 5/8' Gypsum Drywall.
• Kiln-Dried 2x Floor Joists at 16' centerlines.
• 2x6 Tongue & Groove Kiln-Dried Select Knot Whitewood or Cedar Floor Decking installed over exposed Glu-laminated Beams. Includes 5/8" Particleboard Underlayment.
• 1x6 Tongue & Groove Kiln-dried Whitewood or Shiplap Kiln- dried Select-Knot Cedar Ceiling Liner in place of Drywall.
• For FAR EAST and TROPICS, Open Loft Designs include, Glu-laminated Beams, 2x6 Whitewood Floor Decking, and 5/8" Particleboard Underlayment.

ROOF SYSTEM

Roof Beams: Glu-laminated Roof Beams are West Coast Douglas Fir Architectural Machined Appearance Grade sized and spaced at 4' to 6' spacing or as required for design flexibility.

Vented Roof Rafter System: 2x12 Kiln-dried Rafters at 24' centerlines.

Roof Sheathing: CDX Plywood.

Barge & Fascia: built-up Select Knot Western Red Cedar.

Soffit Material: At the underside of the Exterior Eaves & Gable Overhangs included is 1x6 Tongue & Groove Kiln-dried Whitewood Soffiting with continuous Metal Screen Eaves vent.

Options and/or Upgrades Available:

• Insulation- R-38 (Dense-Batt for 2x12 roof cavity), R-32 (5' Rigid Foam Insulation, Plywood, and 2x8 Rafters). Several additional insulation packages are available.
• Rafters - Wood I-Beam Engineered Roof with either deep rafters 11 7/8' (for R-38 Dense Batt) sized as required for insulation and engineering at 24' centerlines.
• Pre-manufactured Trusses replace both Roof Beams and Roof Rafter Framing
• Typical interior ceiling finish assumed is 5/8' Gypsum Drywall.
• 2x6 Tongue & Groove Kiln-dried Select-Knot Whitewood or Cedar Floor Decking installed over exposed Glu-laminated Roof beams.
• 1x6 Tongue & Groove Kiln-dried Whitewood or Shiplap Select-Knot Cedar Liner. Installed to the rafter underside.

NOTE: The Standard Roof System for Far East, and Tropics, includes Glu-laminated Beams, and 2x6 Whitewood Decking in lieu of the Vented Cavity Roof. Insulation is not included.

EXTERIOR DOORS

Front' Entry Door: Select your Front Entry Door from the following standard doors:

• Raised 15 Panel Fir Entry door, pre-hung, double bored and ready to install,
• Fiberglass Insulated Entry door, pre-hung, double bored and ready to install, with molded wood grain (paint or stain to match any color scheme).
• Metal Raised Panel Insulated Entry door, pre-hung, double bored and ready to install.

Included, if shown on the Standard Plans or in our Idea Book are: Sidelights, French Doors, Double French Doors, Double 15 Panel Fir Doors, Vinyl Sliding Glass Doors etc.

Other Standard Exterior doors: (other than Front') are Solid Core "Flush" Oak pre-hung, double bored and ready to install, Vinyl Sliding Glass Doors or as shown on the Standard Plan.

Exterior doors, except Sliding Doors, include lever handle Keylocks and cylinder style Deadbolts.

Exterior Doors are individually inspected and cardboard boxed prior to shipping.

Options and/or Upgrades Available:

Pan Abode recognizes the importance of exterior doors in custom designing your home. Please feel free to request a door brochure to identify any Custom Manufactured doors that you desire. Whether it is Aluminum Clad Wood Doors, All Clear Fir Wood Sliding Glass Doors, Heat Mirror Glass French Doors, Low E Glass Doors etc., most manufactured doors are available to Pan Abode, and can be included as part of your Cedar Home Package.

INTERIOR DOORS

Standard interior swinging doors: Solid Core "Flush" Oak, pre hung, single bore and ready to install.

Interior Doors are individually inspected and cardboard boxed prior to shipping.

Interior doors include lever handle hardware.

Standard Closet doors: are Hollow Core "Flush" Oak Bi-fold.

Interior Doors are individually inspected and cardboard boxed prior to shipping.

Interior doors include std. pull hardware.

Options and/or Upgrades Available:

• Fir Raised Panel swinging doors or Bi-pass closet doors.
• Mirrored Bi-fold and Bi-pass doors.
• Alternatives available are Hollow core doors, Wood-fiber doors, etc.

WINDOWS

Standard Window: Energy efficient lifetime warranty vinyl double-glazed insulated glass windows with screens. All windows meet or exceed AAMA/NWWDA window standards. Featuring sliding operation, awning, casement roto-hardware and custom designs as drawn on our standard plans and the Idea Book'.

Windows are individually inspected and cardboard boxed prior to shipping.

Options and/or Upgrades Available:

• Upgrade a standard sliding window to a Root-Casement, Jalousie, Single Hung, Awning, etc.
• Upgrade the window glazing to High Performance Energy Saving Glass such as Low E, Argon, and Heat Mirror.
• Upgrade a standard Vinyl Window to Clad Wood Windows, Clear Fir All Wood Windows, etc
• Other glazed products available are Custom Designed Sunrooms, Garden Windows, Skywalls, and Velux' Skylights.

Pan Abode recognizes the importance of windows in custom designing your home. Please feel free to identify any manufactured window desired. Pan Abode personnel are knowledgeable about the qualities of most manufacturer's windows. They will be happy to discuss the pros and cons of each product. Almost all manufactured windows are available through Pan Abode.

Standard Windows for the Tropics are single glazed.

CEDAR TRIM & HARDWARE PACKAGE

Interior Trim

Clear Western Red Cedar is provided for all Interior Trim as the window liners, window casing, door casing, beam and ceiling trim. (Not applicable as interior base trim).

Exterior Trim

Provided for the Exterior Trim is Premium Grade Select Knot Western Red Cedar. For windows installed in Cedar timber walls, Clear Western Red Cedar is provided as the exterior trim.

Hardware Package:

Phoenix System - self tapping timber wall screws required per plan along with caulking/glue,

Classic System - starter timber & tension tie screws required per plan along with caulking.

Post & Beam System - Stainless Steel nails for exterior Cedar application (siding & trim) along with caulking.

Metal Construction Connectors by Simpson Strong-Tie are included such as straps, floor joist hangers, connectors required for wood construction. Custom fabricated beam hangers and connectors are included as well when they apply. (Connectors that are submersed in concrete are to be provided by your builder).

Classic Timber System only includes a Cable Roof Anchorage Package.

Optional and/or Upgrades Available:

• Upgrade Beam Hangers to hidden' Spline Hangers or Stainless Steel are available.
• Nails for framing by hand are available.

OPTIONAL STAIRS

Optional Interior Stairs:

• Closed Riser Interior Stair includes Kiln-Dried 2x Stringers and treads, Landing if applicable, and Mushroom Hand Rail with brackets
• Open Riser Stair includes Glu-Laminated Stringers and Treads, Metal tread attachment hardware, Landing if applicable, and Mushroom Hand Rail with Brackets
• Interior stair rail for open configurations and Floor edge guard rail Priced by Plan configuration and included with stair.
• Newel type Rail system will be assumed and consists of Whitewood Newels, Railing, and Balusters. Newel spacing as required for design flexibility

OPTIONAL BASEMENTS-DAYLIGHT & OTHER BASEMENTS

Basements provide inexpensive space to a home.

Basements are shown on only a few of our Standard Plans. To add a basement to your home requires a simple design modification. The addition of a stairway will add this feature to almost any plan.

On a gently sloping building site, a Daylight Basement can generally double the living space at nearly 1/3 the cost of the Upper Level Home.

Custom Design your Basement for Living Space, Workshop, Recreation Room, Gym, Garage, etc.

Optional Basement Materials:

• Matching exterior Siding, Windows, Doors, Glu-laminated
• Beams, Framing, Cedar Trim, Stains, etc.

OPTIONAL GARAGES-ATTACHED & DETACHED

Several of our Home Plans include Garages in their design. However, the pricing for all Garages is separate and is not included in the Standard Model Price.

Garages are available as Custom Designs and in all of our Wall Systems. Standard Garage Designs and material specifications are detailed on the Garage Model Price Guide sheet.

Optional Garage Materials:

• Cedar, Metal, or Composite Overhead Garage Doors, Roof Covering to match your House, Exterior Stain products, Upgraded Windows, Doors, etc.

ROOF COVERINGS

Selections of Roof Coverings are numerous. Pan Abode can supply most any type of Roof Covering desired. Metal, Cedar Shake, Tile, Copper, Fiberglass/Asphalt Composition Shingles, 20 to 50 year warranties.

Optional Roof Covering Package:

• includes Felt, Vented Ridge, & Flashings.

OPTIONAL EXTERIOR DECKS

Most Common Decking Package' includes 5/4x4 Select Knot Western Red Cedar Deck Surface, Treated Joists, Cedar Balusters, Newels, and HandRail.

Other Available Deck Products:

• 2x4, 2x6 Clear or Select-Knot Cedar.

• All Weather Wood' or Treated Lumber.

• Trex', Lumber alternatives made from Recycled Products, and is Low Maintenance.

OPTIONAL STAINS

Stain Package' includes:

• Exterior - The Sikkens Package is a two-coat application process. It is a Translucent finish that enhances the natural beauty of Cedar.
• Interior - By Cabots. Clear Oil Finish to enhance the beauty of the interior Cedar Walls, Beams and Cedar Trim.

OPTIONAL CONSUMER ITEMS

Pan Abode offers a wide variety of Consumer Selected Items such as, Cabinets, Countertops, Carpet, Tile, Hardwood Flooring, Plumbing Fixtures, Lighting Fixtures, etc.

Consumer Options are priced at a minimum mark up over wholesale cost. Customers from all over the World visit and shop the Local Showrooms throughout the greater Seattle area. These items are gathered and shipped with the final load of your house.

The Custom Home Guide

Pan Abode Cedar Homes offers an abundance of plans & images in our catalog called “The Custom Home Guide ” and includes The DVD Companion. It offers unique designs which include architectural styles such as chalets, ramblers, ranch homes, contemporary homes, and many type of prow configurations. The Custom Home Guide provokes thought and motivates the designer in all of us.