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All Forum Posts by: Glenn R.

Glenn R. has started 11 posts and replied 102 times.

Post: Modular Homes?

Glenn R.Posted
  • Cornelius, NC
  • Posts 104
  • Votes 51

I get the flat roof warning, but most commercial buildings have flat roofs, so there must be ways to do them right.  

But when you have a Million $ view on the water it's hard not to want to get up in the air to enjoy it better.  30 feet higher makes a huge difference in almost any view.  Even in the mountains another 30' elevation is huge.  

Post: Modular Homes?

Glenn R.Posted
  • Cornelius, NC
  • Posts 104
  • Votes 51

The Superior Walls that Eric Teran posted about is interesting.  I checked out their website and found that they also offer above grade wall panels too, which can be used for multi story construction.  This seems to offer another quick build option, which might be useful for designs that don't lend themselves well to modular construction.  I'm thinking luxury modern designs like in Dwell magazine, or large open high ceiling loft type buildings.  I'm interested in a home along those lines for myself, so the Superior Walls caught my attention.

Not sure where to ask about this, so I'll ask here.

I've been thinking about a flat roofed home on the waterfront, which utilizes the flat roof for outdoor living space, like is done in large cities.  The views & privacy would be great.  Also, wondering about the cost of a rooftop swimming pool?  Probably insanely expensive, but maybe not necessarily depending on the building materials & the design.   

Originally posted by @L R Wadsworth:

@Christopher Bunge and @Shaine Cobb Christ Central pretty much owns half of Wagener. They've approached a few property owners that I know asking to donate their house or land as a tax write off. I appreciate their mission and understand they operate on a limited budget, but I don't need a tax write off. The general opinion of the good folks in Wagener about this organization is either good (from the beautification of the town) to bad (in which they don't add much to the economy based on taxes). I'd very much like some sort of financial gain from the property being that it has been family owned for several decades and in my possession for a few years. It was brought up by two different lenders that CC adds risk to the investment value in Wagener. The town is not growing at all and private ownership is on the decline from donations to CC. Wagener is a rental town for working family's that are split between Aiken and Columbia. Home values are low and a spec would just get beat up on the selling price. A rental investment or a tiny home could/would do well if my finances were available for that type of funding. It was a dream of mine to be a tiny home or affordable home builder and I saw the light when I inherited the property, but have been discouraged with the research and opinions of other people. I've held my residential builders license for over ten years now and have not needed it to build anything... I've always worked in supervisory positions for other builders and have not been able to build my own portfolio or reputation with lenders or investors as a reliable builder. Basically spinning my wheels until I figure out how to realize my dream. These lots were my ticket until my ideas got shot down. My best bet would likely be to hold and wait because selling vacant land/lots isn't working out and maybe build later. Ideally, they would sell to help fund a small building lot in North Augusta, Beech Island, or Aiken area. 

You sound like you have a good head on your shoulders.  Something will work out eventually. 

Post: Modular Homes?

Glenn R.Posted
  • Cornelius, NC
  • Posts 104
  • Votes 51
Originally posted by @Eric Teran:

@Sid Leibowitz I am sorry to say but NYC does allow modular as does LA and 99% of the country. I might even say 100% but only death is 100%. Read this ARTICLE where they are building a high rise in NYC with modular units or this ARTICLE about modular homes in LA. 

As @David Dachtera mentioned modular and manufactured homes are completely different. Manufactured homes are never attached to a foundation and those are not allowed everywhere. Modular homes are attached to the foundation like a typical home. 

@J Scott mentioned that a modular home might be less but it is comped at the same prices. There is no difference. A modular home is actually built better and better for the environment. Additionally when you do go sell a modular home there is no need to even mentioned it. It is just another house on the street. 

@Nick Coonis is correct on his pros about building with modular. However, I disagree on his comments regarding the cons. I am an Architect and am currently building my own modular house. It is true that the design has to follow certain guidelines but it can be 100% custom. It is just another guideline like property setbacks or a construction budget. My home is 100% custom that fits my budget. I could have gone crazy with my design but then it would not have fit my budget. You just have to get an Architect that knows how to design for modular construction. It took me a few tries to figure it out but now I know what is possible and it is endless. 

I am keeping a daily log of my venture in building my modular home that you can see on my website. 

I am on day 50 and I hope to move in on day 80. A modular home can be completed in 50-60 days if it is well organized. I've learned a lot throughout the construction process. I am acting as the GC but hired a contractor to do the modular setting. DO NOT do this yourself if it is your first time. Actually the majority (I called over 30 of them) of the modular companies will only allow their local contractor rep to install the modular units. However, I managed all the site work and now the finishes to save money. I used Excel Homes and they have been outstanding (North Carolina should be doable for them)! They have included a lot of custom options that the other 30 places would not even consider. Even a modern baseboard detail that I have done on million dollar homes that I have designed. They can do it. Please give them a call if interested. They are really good. 

Modular Photo of my house insatllation:

I also used Superior Walls to build my basement. I installed all my basement walls, 156 linear feet in 2.5 hours! I was amazed! The top of the walls was no more than 1/8" off from level over the 156' LF! The cost is the same once you compare apples to apples to a traditional CMU or concrete wall. I can get more into detail with this system if anyone wants. However, they do not allow these in seismic areas.

Superior Wall Photo. Everything installed by 11:15 am:

Here are some additional Pros: 

  1. The city does not inspect the modular portion of your home. This is done at the factory as it is getting built by an approved third party agency. 
  2. The home is built amazingly strong and precise. 
  3. Waste is greatly reduce. I'm about 80% complete and by using Superior Walls and Excel Homes I've only had 1-1/2 trash bins hauled away. That is nothing! Better for the environment and better for you wallet.
  4. Save money even on the small items. Look at the above number. I will only have to haul away 2 trash bins worth of trash in 28 days. Normally construction would easily be 5-8 trash bins and be kept at the site for months. I'll even save money on the port-o-potty. 3 months of construction is a lot less than 12 months. 
  5. Save time! Time is money. I can move in and change my construction loan to my permanent loan. If you are renting a space then you can start renting your space that much faster.
  6. When the home is delivered the set up contractor has to have the home watertight before the leave for the day. The home comes with drywall installed so they can't allow that to get wet. My shingles were installed that afternoon. That means finishes can begin the next day.
  7. A modular home can be built on a hillside or anywhere. Once again this is doable based on the experience of the Architect designing the home. First the foundation will be built and then the modular home just gets placed on top
  8. Modular units are great for additions.

So there are a few cons but minor ones that have solutions:

  1. You need to have the modular trucks have access to the lot. If your property is on a winding road up a hill then you might not be able to do it. However, you could design smaller boxes and have smaller trucks deliver the units or even a helicopter. 
  2. Insulation. The structure is strong so there are more studs within the exterior framing. Due to this the amount of insulation on the exterior wall is less than a home built on site. The more insulation on a house the better for energy savings. 24" OC is the best if using advanced building structure. Some parts of my wall have about a foot of studs. However, if this was really a concern to a client you could build a furred wall and install continuous insulation around that exterior envelope.
  3. If you choose to use the modular finishes you have to choose them looking at photos from the internet. The local contractor rep might have some to phsycially show you but not all.

Some tips if you build modular

  1. You can either choose a plan on the Modular companies website which is the easiest and cheapest way to go. However, we all know that every site is unique. If you need an Architect get one that has designed modular units before. I'm glad I was the Architect because there is a lot to know. 
  2. When choosing the modular company look on their website and browse their finishes. They all have standard and upgrade finishes. The more you can pick the better so that more of it is installed in the factory. 
  3. You will have to submit the approved modular plans to your municipality. However, they are for reference only and to verify that it works with your foundation or other site features such as a basement or garage. They also check to make sure all the zoning regulations such as setbacks are conforming. Some municipalities (like mine, in Alexandria, Virginia) required a full electrical and plumbing riser diagrams. Then you will need someone to provide that. Most modular companies will likely not offer that service.

After 15 years of practicing architecture, when possible modular is the way to go. I have a lot more to say so just ask away or PM for details. I would be happy to help and share my mistakes with anyone who decides to go this route. Even if you want to build duplexes or fourplex or an addition or anything, modular can work. 

 Eric, 

Great post.  Thanks for sharing so much info.  That's exactly what I was hoping somebody would post.  

I'm glad to hear custom is available from modular companies.  I'm so tired of just watching the neighbors' building projects trucks, crews, noise, mud & dust.  They've been at it for over a year next door.  The homes are large & custom, so specs & semi-custom won't cut it here.  (On the next street over they're driving 300 pylons in the ground to support a 25,000 sf home covered with limestone!) 

Post: Howdy! New investor in Greenville, SC.

Glenn R.Posted
  • Cornelius, NC
  • Posts 104
  • Votes 51

I'm thinking about relocating from Lake Norman to Lake Keowee.  Are any of you familiar with the waterfront market there?  We haven't visited the Lake Keowee yet, only read about it online & looked on Zillow.   I'm hoping it is a lot less crowded & less developed than Lake Norman has become.  The appreciation is great here, but we want a better place to relax.

We are planning to rent an Air BnB place & explore a bit by boat.  My goal is to find a relatively large parcel(s) that we can eventually subdivide after it has appreciated for a while.  That worked well for my father here, I only wish he'd purchased more...

Is the a Dollar General in town yet?  If not, maybe you could sell to them.

Mainly just a "lurking newbie" here, but I noticed so many replies that mentioned new roofs being such a major expense.  I'm curious why so many people choose asphalt shingles for roofing?  I'm a DIYer and live in a place where metal roofs are popular, so that's what I've used on my homes.  Metal last 50+ years, is very light weight, and is very quick & easy to install.  Each section is 3 feet wide, and is cut to any length you need (up to 40' long).  It screws down with a cordless drill.  It's available in dozens of colors, including light energy efficient colors.

I recently removed 2 layers of shingles & then replaced it with a nice bronze color metal roof on our lake house.  It was a lot more work removing & hauling away the old shingles, than installing the new metal.  I think it took 3+ days removing the old, and less than a day installing the new.  

I think I paid about $3000 for materials & got bids for $7500-$9200, for approx 2400 sq ft.  I wish I'd paid to have it removed & hauled away, because that's brutal work.  Installing the metal is a joy, because it's so quick & easy.  Knowing you have a 50 year roof is a great feeling.  

Post: Modular Homes?

Glenn R.Posted
  • Cornelius, NC
  • Posts 104
  • Votes 51
Originally posted by @Paul Sofia:
Originally posted by @Glenn R.:
Originally posted by @Dave Wigfield:

Hi Glenn - I live in Mooresville and am curious if you have any local experience with modulars...just did a mill house rehab and it has a spare lot zoned duplex and a Mod Duplex seems  a good  way to go but not sure of local market forces....I have looked at Freedom Homes dw

Hi Dave,

No experience with modular, like you just looking for info.  I'm sure there is info out there, but I'm still clueless.  I've seen an entire dorm at App State built with modular units stacked up by crane, then finished with brick & it went up in no time.  It looks great.

I'm here on the lake & the next door neighbor has been building his home for about 1 year so far.  I don't want to spend that much time.

I can refer you to a reputable mod dealer if you wish.  Are you looking for a custom mod or would you be interested in looking through floor plans?  I have done plenty of mods in the Charlotte region between 1997-2006 but stick building now.

 Paul,

I would like to get the contact info for the modular companies.  I'm not sure if I'd need a GC or owner-build it.  I built our relatively simple mountain home, and have a cousin that was a custom builder in Charlotte for a number of years to consult with.  

If you can post the info here that would be good, or message me if that's better.

Thanks,

Glenn

Post: Modular Homes?

Glenn R.Posted
  • Cornelius, NC
  • Posts 104
  • Votes 51
Originally posted by @Dave Wigfield:

Hi Glenn - I live in Mooresville and am curious if you have any local experience with modulars...just did a mill house rehab and it has a spare lot zoned duplex and a Mod Duplex seems  a good  way to go but not sure of local market forces....I have looked at Freedom Homes dw

Hi Dave,

No experience with modular, like you just looking for info.  I'm sure there is info out there, but I'm still clueless.  I've seen an entire dorm at App State built with modular units stacked up by crane, then finished with brick & it went up in no time.  It looks great.

I'm here on the lake & the next door neighbor has been building his home for about 1 year so far.  I don't want to spend that much time.

Post: High-end rentals questions

Glenn R.Posted
  • Cornelius, NC
  • Posts 104
  • Votes 51

Your dad is right.  I think the capital gains is 15%, which isn't to bad as a percentage, but my dad purchased a long time ago.  The tax would probably be around $300K, but I need to check with the accountant to be sure.  

I'm just trying to figure out what makes the most sense about what I should do with the place.  

Real estate offers a lot of options, so I'm also considering a 1031 exchange that allows you to reinvest in real estate without paying the capital gains tax.  I think it's just required to be any type of income producing property, which I'd assume covers rentals, timber land, farm land, etc.