I LOVE Modular Construction and so should you!

My last two blog post dealt with how to save some money in the construction process. Now let's talk about how to really save lots of money during construction. There has been lots of forum topics about building modular and if it is worth it.

YES!!!

Before I get to the pros and cons let's discuss what is modular or prefab construction? First off it is not a mobile home. A mobile home sits on a chassis. A modular home is anchored onto a foundation. A mobile home is noticeable and a modular home looks like all the other homes on the block.

The modular home structure and a majority of the finishes are built in a factory and transported on big rigs as individual boxes. The industry standard is to have the boxes be 11’-10”, 13’-10” and 15’-10” (maximum) wide and a maximum length of around 66’. Of course these dimensions will depend on the accessibility to the property and the department of transportation requirements.

Once the boxes arrive at the site a crane lifts them into place and they are anchored to the foundation and to each other. By the end of the day an entire house is built and is water tight. It has to be water tight because the interior already contains drywall, finishes and cabinets. On March 1st, 2017 my house was put together in a day. Here are some photos at Eustilus. One day was all it took for my four boxes to be set.

Modular construction will save time. At least half of typical construction. If done right up to 70%. How about a simple equation:

Time = Money = Paying investors their returns quicker = Starting the next project faster.

Just imagine flipping a new house in three months. Carrying cost are minimal and the investors are happier to receive their returns that much quicker. Weather is a minimal concern and finally time is on your side.

Let's get to the list.

Pros:

TIME: Obviously! Construction for a new modular home should be between 3 to 5 months. That includes everything. Site work, waterproofing, finishes, etc. For an addition even shorter. My goal is 2 months. This is possible because the site work is done concurrently while the modular home is being built in the factory.

COST: Once the order is placed up to 90% of the cost is known. There will be no additional fees or change orders of magnitude. That allows for a more comprehensive cost analysis and less surprises for investors. The majority of time if comparing apples to apples a modular home will save significant amount of money compared to other methods of construction for a few reasons. Labor is cheaper because the factories are usually far from expensive city centers so the cost if living is lower. The workers know where they will be working everyday and not have to drive to far off project sites. The Materials are cheaper because the modular company orders in bulk and have relationships with vendors.

QUALITY: The majority of the home is built in a factory which provides climate controlled conditions in a clean environment. No more will the wood studs sit out in the rain or finishes get damaged because a worker trampled over it.

CRAFTSMANSHIP: Working in climate controlled space allows for tolerances to be minimal, materials to be free of damage and a comfortable work space with the proper tools. There is also a supervisor always in the factory. That does not always happen on a job site.

WASTE: The job site dumpster will be filled with half used materials everyday. In a factory the half used materials are stored to be possibly used on another home thus limiting waste.

ADVERTISING: The day we installed the boxes to our home I spoke to over 40 people who were curious on what was going on. In the morning on their way to work they saw a gargantuan crane and boxes on trucks. On their return home they saw a built house! For weeks I had people stop by who wanted to learn more and thanking me for not taking forever to complete the construction.

ON-SITE INSPECTION: All the inspections are done in the factory. No need to wait for inspectors on site which may cause delays. The main inspection done on-site is the connection from the modular home to the foundation. It was a pleasing not dealing with inspectors for every minor detail.

STRENGTH: A modular home is built stronger than on site construction. This is due to the structural needs during transportation and when the boxes are lifted by the cranes.

CONS:

•  Stock plans are not great in that they do not account for site condition. The majority also look really boring and plain. There are some amazing options out there but those tend to get expensive. Some modular companies do not allow for custom plans from home owners or Architects. When they do the majority of Architects do not understand how to design modular homes so they tell their clients to stick with traditional framing or they make a mess of trying to provide a modular design . However, once an Architect understands the limitations/guidelines in designing a modular home the options are endless. In fact I don't even tell some of my clients the design is based on modular principles in case they decide to pursue this route. So far all of them have.

• Big open spaces. If a big open space is desired then there has to be steel or glulam beams for support. However, this would be the same with stick built. Don't let this be a deal breaker for modular construction. Perhaps the big open space is built on site and the rest is modular construction. A Marriott hotel in North Carolina was built this way.

• Less insulation. Due to the homes being stronger this leads to more studs being placed within the walls which leaves less space for insulation. Is this a big deal? No but I am nitpicking and there are solutions. Regardless the home will still comply to the necessary requirements.

• The property has to be reachable for the trucks and cranes. Always determine beforehand if the lot allows for the modular deliveries. It is impressive and scary how they squeeze through spaces so let the experts say if they can make it or not.

I believe that the pros outweigh the cons. Even the cons have solutions. I know there are still a few concerns so let's talk about them.

• APPRAISAL: Once built it will be appraised exactly like any other home in the neighborhood. No one can tell the difference. NO ONE. Here is a photo of my finished house. Write me a comment if this jumps out to you as being modular.

• SELLING: It is exactly like every other house in the neighborhood. There is no reason that it should take longer to sell if it is a good design. Maybe a Realtor or Lawyer can comment if it is even required by law to disclose if the house was a modular build. If it is just mention all the positives such as a modular home is stronger, energy efficient and has better craftsmanship.
• LOAN: Construction loans are a pain to begin with so just call around and find a local bank who understands the process. Also a lot of the modular companies offer construction loans.

There you have it. I am a believer and I want to drag all of you with me!

MODULAR ROCKS!!!

Being an Architect of 15 years I have seen all the other systems out there and when possible modular is the way to go. It all comes back to time. It took me this long to finally fully understand its potential and find a great team.

To the BP community promise me one thing, on the next project at least consider doing modular. If you disagree with me please tell me why?