Holiday parks: buying timber lodges from an EU factory
A holiday park that buys timber lodges from a manufacturer abroad is buying a factory package, not a finished pitch. Eurodita, a timber building manufacturer in Kaunas, Lithuania, manufacturing timber buildings since 1994, supplies that package to park operators, developers and lodge dealers in the UK, Ireland, Australia and other markets: the lodge kit, the joinery and the drawings, quoted in writing per order. Everything on the park side, from base to connections to sign-off, stays with the operator and its local contractors.
This guide is for the person comparing quotations from several manufacturers. It covers the package, product routes, quotation, delivery, compliance, and a ten-point tender checklist. It complements the holiday park cabins page and the lodge investment guide, which cover the commercial case rather than procurement.
At a glance
What is the factory package, and what is not?
Eurodita manufactures the timber building and its joinery: wall logs, floor and roof structure, windows and doors, machined on Hundegger CNC lines from kiln-dried Nordic spruce and pine, packed flat and dispatched from Kaunas with the drawings for the order. Buildings are not generally pre-assembled. A lodge arrives as a kit for the park’s contractor to assemble on a base the park has built.
| Item | Factory package | Park-side works |
|---|---|---|
| Structure | Wall logs, floor and roof structure, 28 mm floorboards and impregnated bearers as standard, flat packed | Assembly by the park’s contractor |
| Joinery | Own timber windows and doors (IV45, IV68, triple-glazed IV92), timber sliding or bifold doors; aluminium sliding systems sourced | Fitting during assembly |
| Insulation | Structure prepared for insulation where required | Material bought locally and installed |
| Finish | Logs untreated by default; factory painting an option with limited capacity | Treatment, painting, interiors |
| Drawings | 2D CAD, elevations with external dimensions, 3D visual, specification, joinery schedule | Site plan, pitch layout, local submissions |
| Base and groundworks | Not supplied | Base, drainage, access roads |
| Utilities | Not supplied | Electrical, plumbing, gas, heating |
| Transport | Quoted per route and load; EXW Kaunas by default | Unloading, site movement, storage |
| Approvals | Technical data to support the application | Planning, site licence, building control, classification |
Which product routes fit a holiday park?
Eurodita treats holiday parks as a use-case route, not a separate manufacturing technology; a park order draws on its manufacturing families, chosen by pitch size, letting or sale model, classification route and budget.
| Route | Typical use on a park | What is confirmed per order |
|---|---|---|
| Mobile log homes and lodges in glulam | Letting lodges and owner pitches with 1 to 4 bedrooms; catalogue models across that range in the five glulam profiles | Layout, glulam profile and corner type, external footprint, joinery schedule; dimensions around the park’s classification framework where specified |
| Bespoke glulam lodges | Larger or non-standard lodges, feature units, park-specific layouts | Design from the park’s brief or drawing; structural calculations by specialist partners where required; individually calculated price |
| Twin-skin cabins | Smaller letting units and staff or service buildings with a cavity for locally bought insulation | Approved build-up (44-50-44, 44-100-44, 58-50-58, 58-100-58 mm); availability for product, size and destination |
| Catalogue cabins | Reception, storage, glamping-style and ancillary buildings | Model and wall profile; any approved profile on any model; volume for the 19 to 44 mm ranges |
A wall thickness on its own establishes no thermal, fire or structural performance, and Eurodita publishes no U-values; see wall profiles. Every footprint stated is an external dimension.
How is a multi-unit order quoted?
There is no public price list. Every park order is quoted in writing, and the quotation is the only document that fixes scope and price. Prices are in EUR, exclude VAT and exclude delivery unless the quotation states another basis. The default basis is EXW Kaunas; DAP is offered per order where commercially suitable; DDP is confirmed case by case only. Freight is a separate line for the specific route and load.
Payment is 50% with the order and 50% before dispatch. The commercial terms for a multi-unit order are those written in that order’s quotation. Glulam lodges, bespoke layouts and modified models are calculated individually, and the quotation comes with 2D CAD drawings, a 3D visual and the specification. No lead times are published; timing is stated in the quotation and confirmed at order confirmation. The line-by-line structure is on reading a Eurodita quotation.
Lodge dealers can work under the private-label model: quotation, drawings and documentation can carry the dealer’s brand where agreed for the order, and the dealer sets its own pricing; Eurodita publishes no dealer margins or resale prices. A single pilot unit is accepted practice for the 58 to 70 mm, bespoke and glulam routes where the order makes commercial sense; there is no blanket no-minimum offer.
How are lodges delivered and unloaded on a park site?
Eurodita runs no transport fleet. Freight is arranged through third-party forwarders and quoted for the route, load and order. For UK transactions Eurodita can coordinate the full logistics and customs process subject to the agreed order and Incoterm; for other non-EU markets, including Australia, the normal scope is transport to the destination port unless a broader service is agreed in writing.
Unloading at the park is the buyer’s responsibility unless a written order says otherwise. The park provides suitable equipment, which may be a forklift, telehandler, crane or another appropriate method depending on load and site, and safe access for the vehicle. The ETA is estimated by the forwarder, not fixed by Eurodita; risk passes according to the agreed Incoterm.
For a multi-unit order the sequence is set at quotation: which lodges ship in which load, where each is unloaded, and where kits wait for assembly. Narrow roads, soft ground or tight turning space belong in the enquiry. See the shipping and delivery policy and the holiday park supply guide.
How are compliance and approval handled?
Eurodita makes no blanket CE or UKCA claim, does not claim blanket BS 3632 or BS EN 1647 certification for its mobile and residential products, and holds no own FSC or PEFC chain-of-custody or ISO 9001 certificate. What it does is design and manufacture to a specified brief. Where a UK park specifies a BS 3632-related brief, or needs dimensions designed around the caravan framework under the Caravan Sites Act, Eurodita can manufacture to it; legal classification, site acceptance and local approval are the park’s route and are not promised by Eurodita. Ireland and Australia follow the same principle with their own frameworks, and the documentation for the order is confirmed at quotation.
Structural calculations, where the route requires them, are performed by external engineering specialists. Eurodita provides drawings, CAD, specifications and the technical data it holds; planning, building control, architect and site-specific approval stay with the park, dealer or project team unless a written project scope assigns otherwise. See the UK planning and regulations note, and check current rules from authoritative sources before ordering.
What should a tender ask every manufacturer?
Quotations can only be compared when they answer the same questions.
- Scope statement: exactly what is supplied in the kit and what is excluded.
- Wall system written in full: family, profile or build-up, corner type, and confirmation that figures are external dimensions.
- Joinery schedule: system, quantity and size of every window and door, own or sourced.
- Insulation: whether the structure is prepared for it, and whether material is included or local.
- Finish: untreated or painted, and whether painting is standard or an option.
- Price basis: currency, VAT treatment, Incoterm, and whether freight is inside or outside the unit price.
- Payment terms, deposit and cancellation conditions on the order confirmation.
- Timing: stated for this order in writing rather than as a general published figure.
- Compliance route: the specification designed to, the documents supplied, and the approvals that remain with the park.
- Unloading and site requirements: vehicle type, equipment the park must provide, access conditions.
Eurodita answers every item in its written quotation and drawing package.
What does Eurodita not do for a park?
Eurodita does not install lodges, build bases, connect utilities or offer turnkey delivery in any market. It publishes no prices, lead times, dealer margins or resale prices, names no clients and presents no case studies. It gives no blanket exclusivity or protected territory. The full list is on what Eurodita does not do.
Frequently asked questions
Does Eurodita install lodges on the park or build the bases?
No. Eurodita supplies the lodge as a flat-packed kit with joinery and drawings; buildings are not pre-assembled in the factory. Bases and foundations, assembly, insulation material, electrical, plumbing, gas and heating connections, site works and local approvals are handled by the park and its local contractors. The scope split is stated in the written quotation for the order.
Which Eurodita products are used for holiday park lodges?
Holiday parks are a use-case route drawing on Eurodita’s manufacturing families: mobile log homes and lodges in glulam with 1 to 4 bedrooms, bespoke glulam lodges, twin-skin cabins with a cavity for locally bought insulation, and catalogue cabins for ancillary buildings. The route, wall profile and joinery for a given park are confirmed per order in the quotation.
How is a multi-unit park order priced?
There is no public price list. Every order is quoted in writing in EUR, excluding VAT and delivery, EXW Kaunas by default; DAP is offered per order and DDP case by case. Freight is a separate line for the route and load. Payment is 50% with the order and 50% before dispatch. The terms for a multi-unit order are those written in its quotation.
Who unloads the lodges when they arrive at the park?
The park. Unloading at the destination is the buyer’s responsibility unless a written order states otherwise. The park provides suitable equipment, which may be a forklift, telehandler, crane or another appropriate method depending on the load and site, and safe access for the vehicle. Freight is arranged through third-party forwarders; Eurodita runs no transport fleet.
Do Eurodita lodges carry BS 3632 or CE marking for UK parks?
Eurodita makes no blanket CE, UKCA, BS 3632 or BS EN 1647 claim for its range. It can design and manufacture to a specified BS 3632-related brief or to dimensions around the caravan framework where a park specifies them. Legal classification, site acceptance and local approval remain the park’s route, and the documentation for the order is confirmed at quotation.
Can a lodge dealer buy from Eurodita under its own brand?
Yes, under the private-label model. The quotation, drawings and project documentation can carry the dealer’s brand where agreed for the order, and the dealer controls its own pricing and customer relationship. Eurodita publishes no dealer margins or resale prices and gives no blanket exclusivity or protected territory; such terms belong in a specific written agreement.
How does a park operator start?
Send the number of units, the intended use, the bedroom count or catalogue models under consideration, the wall system if known, the delivery country and site address, the classification route, the required delivery window and the delivery basis to be priced. Say whether a dealer will hold the order and whether documentation should carry the dealer’s brand. Eurodita replies with a written assessment and, where the project fits, a written quotation with drawings. Factory visits in Kaunas are welcome by arrangement.