All Forum Posts by: Eric Teran

@Chaithra Kumar I have some experience with modular construction. I built my own home I. Alexandria, VA as a modular home. I think this is the way to go. My construction time was only four months and I could easily have cut that down to two months.

I am currently helping a client with a 20 unit apartment complex in DC. We are in the initial design phase. In order to make your project efficient the modular units have to be built in the factory as much as possible. Site work should be limited and that will depend on the design and finishes.

There will also be parts that have to be constructed on site so there needs to be lots of coordination in both the design and construction phase. The design has to start with modular in mind. Don’t think any design can be turned into a modular unit because it will cost too much money.

There is so much to go over I would be happy to do it over a phone call.

@Matt Anderson I work with a few GC in the area that may be interested. I also know a few people that are subcontractors that due finish work which may be what you need at this point.

BP doesn’t let me post phone numbers or emails so DM me if you are still looking.

@Daniel Brandt my CPA is Jason Osser. He has helped me for the last few years. I have my own architecture business, properties here in the states, and South America and he has been able to make a sense of it all.

Website, http://ossercpa.com/

@Rashad K. I built my own in Alexandria, Virginia as a modular home. The rate was the same as a typical home. The problem was that a lot of banks are not used to a modular home payment schedule. It has nothing to due with the appraisal as it appraises for the same value as a stick built home.

A typical stick built home may have six to ten draw schedules for items such as grading, foundation, rough-in, finish, etc. For a modular home it is basically, site work, modular home delivery, and finishes. The modular company will ask for full payment the morning they arrive at the site and are about to set the house on the foundation. My payment that morning was for $210k. It took some coordination with the GC, the bank, and the modular company to make it work.

The payment schedule is the biggest difference. Be sure that is handled correctly.

Good luck.

@Russell Brazil I should have said two separate properties and not units. 

@Arthur C. @Russell Brazil

There are different types of zones. Some zones allow a two-unit building where each unit is completely separate from each other and an owner does not have to live there. As mentioned the RF-1. The link gives a quick overview. Most of my clients convert a single-family house into two units and sell them. However, I do have a few that have kept them and rent them and they do get a license as rental units. These are two completely separate units with fire-rated ceilings/walls and so on. They should not be sharing utilities because each unit is its own entity and could, in theory, be sold without the other one. 

The other zones, for example, R-2 cannot be subdivided and may only contain an ADU. The ADU has to be owner-occupied and utilities may be split. If they move they can rent it as one single unit and the new tenants can use the cellar as an office space or whatever they want. If the ADU is rented out separately then this would be illegal.

DC is so backed up and understaffed they probably would not notice. The owner would only be called out on this if a neighbor or a tenant complained to DC. Most infractions happen due to a neighbor notifying DC. 

@Arthur C. Here is a link to the DC ADU zoning handbook, http://handbook.dcoz.dc.gov/use-categories/other-uses/accessory-dwelling-units/.

As @Russell Brazil says it is only allowed for owner occupants to rent out.

@Stephen Mattison one more thing. Build as much as you can in the factory. The less that has to be done on site the more you will save and the faster the construction.

@Stephen Mattison I built my own modular house in Alexandria, VA and know all the companies on the east coast. No idea about the west coast.

However you can look at a few modular website associations. Here are a few I found, https://www.modular.org/, https://www.nahb.org/, https://www.modularhousing.com/.

Some companies will only sell you their stock plans. Others will let you do costume. I was able to do my own design but I had to call 25 companies before I found one that would do costume the way I wanted it to. If you find an Architect be sure they know how to design to modular standards. The design has to start with modular in mind. Don’t design a house and then try to make modular work.

Good luck.

@Dana Boyes. Before you go spending money on an attorney realize that variances are extremely hard to be approved, cost a lot and take time.

I would look in your neighborhood or in the same zoned areas for other examples with similar situations. If you can find a precedent that will help your case. If not you may be fighting an uphill battle.

I am an Architect and I just had a client lose their variance hearing. This was after we obtained support from the neighborhood committee and the city planning office. However, the variance committee still denied us and we had a great case.

Just be careful. Variances are hard to get approved.