Frequently Asked Questions
What is a Factory-Built Home?
A Factory-built home is simply a home that is built on a production line in a factory, transported and assembled on-site. They are also called Manufactured, Modular, or Pre-Fab homes.
What is the difference between modular, manufactured, kit, panelized, and prefab homes?
Sometimes these terms are used interchangeably, but they are all quite different:
Manufactured homes refers to homes built on a trailer frame and considered portable and are regulated by The United States Department of Housing and Urban Development. Manufactured homes are driven to the site and remain on the trailer chassis and are commonly referred to as mobile homes. Often called a Factory Built Home.
Modular homes are designed and built as modules and are either assembled in the factory or onsite. Prefab homes are prefabricated in a factory and then delivered almost 100% complete. Often called a Factory Built Home. Modular homes conform to state regulation.
Prefab homes are regulated by local and state building regulations. They have the look and feel of a site built home except that the home was delivered as modules, craned and then set on a permanent foundation.
Panelized homes are a hybrid form of construction, where flat sections of a home are pre-assembled offsite, shipped in a non-volumetric flatbed, and assembled onsite.
Kit housing is an assemblage of precut and itemized materials that are shipped to the site and then the pieces of the kit area assembled on site to build the home.
What are the advantages of modular prefab construction?
Saves Time –
• The prefab approach enables homes to be built in the factory while site work is being completed. The average completion time from start of construction to move-in is 4-9 months, compared to an average completion time of about 12 to 18 months for a custom site-built home.
• The schedule is also more predictable because of the elimination of weather delays, reliable labor force and the use of inventory management systems.
• Homes are inspected at the factory which reduces the potential for inspection delays.
Higher Quality –
• The factory process follows strict quality control measures and eliminates weather related material damage.
• Quality control measures are continuously monitored during factory construction.
• All material requirements are cut and assemble to precision.
• Homes are over engineered in order that they can be transported and thus are structurally NewWest.
Lower Costs –
• Labor costs are 10-15% lower because the homes are built in an efficient factory environment with tools and equipment readily available, as well as often being located in less expensive labor markets.
• By design, your home will be less expensive to build and operate then a comparable site built home. We ensure that the systems selected are appropriately sized for the home and climate and design homes to minimize their environmental impact.
• Reduction of waste. The assembly process enables modular homes to reduce construction waste by up to 70%. This saves both costs and is better for the environment.
• Large manufacturing facilities are able to reduce costs by purchasing material in bulk.
• Costs are more predictable because 90% of the construction is completed in the factory.
• Financing costs during construction are reduced by 25-40% because the time you pay interest during construction has been cut in half.
Sustainable –
• We utilize design, materials and systems that reduce our impact on the environment.
• Passive design strategies reduce energy usage by appropriate use of natural light, shading, and passive heating and cooling.
• Materials are chosen for their durability, manufacturing impact and location, as well as their beauty and classic design sensibility.
• We utilize renewable energy systems when possible, and choose efficient and properly sized mechanical systems to heat and cool your home.
• We utilize low flow fixtures, on-demand recirculating hot water systems, and can incorporate graywater and rainwater catchment systems.
Low Impact –
• Prefab construction minimizes the impact to the site and its surroundings. Since the majority of the home is constructed off-site there is less erosion and storm water pollution.
• On site construction activity is reduced to just a few weeks compared to months or years for a traditional site built home. This is great for you and your neighbors!
Will a Factory-Built home cost less than a Site-Built home?
A factory-built Modular home will generally cost 20% less than an equivalent site-built home. These cost savings can be attributed to lower design and engineering costs, factory planning and efficiency, volume discounts for materials, lower labor costs, and material waste reduction.
Is it faster to build a Factory-Built home?
Building a factory-built home will generally take 60% less time than a site-built home. Because of better factory organization and efficiency, factory-built homes are not subject to late deliveries, sub-contractor and inspection scheduling delays, and weather constraints. There are no expensive change orders because the design, engineering and detailed planning is completed prior to a rapid manufacturing process.
Also, site preparation happens simultaneously with the factory building. These time saving features also result in significant cost savings, not just in the construction but also in the construction financing since the construction loans are only needed for a few months.
Once permits are issued, a site-built home can take 6-24 months to build while the same home can be built in a factory in 4 weeks. It’s usually only on the assembly line for 1-2 weeks. In another 4-8 weeks the home will be installed, completed, inspected and ready for occupancy.
How much does it cost to build a factory-built home?
As in all home construction, costs are determined by the home size, site conditions, custom features, and choice of finishes. Typically, the total cost of a modular home will be about 20% less than a comparable site-built home. If your site-built home is quoted at $120-$200 sq. ft., an equivalent factory-built home will cost $100 – $160 sq. ft.
Keep in mind that the price per square foot for a site-built home is not a total cost and does not include architects and engineers fees which could amount to $10,000 – $50,000. For a factory-built home the architectural fees and engineering are included in the home price. The permitting and site preparation costs are the same for site-built or factory-built homes.
The typical base price for a Modular home can run about $75-$100 per square foot depending on manufacturer, model and finishes. Modular home site preparations, foundation, home installation, utility connection, tax and shipping costs usually add an additional $20,000-$50,000 depending on home size and site conditions. For further information and specific costs, please contact NewWest.
What other costs are there?
There will be additional costs such as municipal fees, permits, permit expediting, old home removal, sidewalks, driveways, garages, roads, fire department requirements and utility installation. Municipal building permits and fees vary widely and can add from $1000 -$30,000 to your budget depending on your lot and municipality. NewWest can assist you in contacting your municipality and estimating these fees.
How much do utilities cost?
Utilities are often underestimated. The cost to run utility lines for electric, gas, water, sewer, phone and cable TV will typically cost $80 – $120 a foot from the utility source to the home connection. There may also be additional municipal and utility company installation fees if your lot has never had utilities installed.
What is the difference between Manufactured and Modular Homes?
Manufactured homes are built to the Federal HUD building code regulated by the US Department of Housing and Urban Development. HUD homes are required to be built on a steel frame that acts as a trailer for transport and are typically installed in a mobile home park on a pier foundation system raised about 36” off the ground. A decorative skirting is built around the bottom to conceal the foundation system and give the home a finished look. HUD code requires that Manufactured homes be a “livable dwelling” shipped complete from the factory with a finished roof, kitchen, bathroom and bedroom. Because of transportation regulations and bridge heights, the height of a factory-built roof is limited. This generally limits the wall heights to a 9’ maximum and a maximum 4/12 roof pitch.
Modular homes are built to the same IRC building code (International Residential Code) as site-built homes. This building code is sometimes also called the UBC Code (Universal Building Code), CRC Code (California Residential Code) or CBC Code (California Building Code). Because Modular homes have to withstand the stress of transport, they are built stronger and typically exceed the state and local building codes. Modular homes don’t have to ship complete, so there is greater flexibility in roof heights and on-site construction. When a modular home is completed it is indistinguishable from a site-built home.
Building codes regulate design, construction methods, strength, durability, fire resistance, energy efficiency, and quality. In years past, the HUD code was a lower standard than the UBC code, however, with each hurricane and earthquake HUD and UBC building codes have been revised and improved and today they are nearly identical.
Can I design or customize my home or do I need to buy a standard model?
For both Modular and Manufactured homes the standard manufacturer models are a good starting point as they have been developed through years of designing homes and can provide many good ideas. At NewWest we typically first sit down with you to define your needs. This helps determine the size, number of bedrooms and bathrooms and the rough layout of your new home. Then we search through hundreds of floor plans from twelve manufacturers to find a standard model that fits your design and budget.
This will become a starting point for customization, décor and options. Utilizing this approach minimizes engineering and production costs while tailoring the home to your exact needs. There are many factory options such as higher walls, cathedral ceilings, bay windows, skylights, larger windows, and upgraded doors, cabinets, plumbing fixtures, linoleum, tile and carpet. There are also color and décor choices of cabinets, countertops, tile, carpets, linoleum, window treatments, interior and exterior paint and trim. NewWest’s experienced contractors can add anything the factory can’t provide on-site. Feel free to browse NewWest’s website or contact us for specific floor plans or designs.
I saw a really cheap piece of land and want to put a home on it.
That’s a temptation and it seems like a great idea. Be aware, though, that if land is “cheap” there is probably a reason! Often there are hidden issues that can adversely affect your cost savings and completely drain your budget long before you ever start to put your home on it. When considering your land, here are some questions to keep in mind: Is there already a pad for your new home or do you need to grade one? Is the lot flat or does it need grading? Is there more than 50 cubic yards to grade? How does the water drain now during big storms? Drainage issues can be a costly challenge and special permitting is required for more than 50 cubic yards of grading. Will you need to build retaining walls? What is the soil quality? Does it percolate for septic? Will you need to compact soil, or blast rock? Are there special seismic requirements? Are there indigenous plants, trees, or wildlife that might halt your development? Are you required to build a long driveway or a garage? Are there special fire requirements for fire roads or water storage? Is there a sewer or septic? What are the septic regulations? Will you need to install a septic system? How far is the utility source from your home? Are there already utility meters on the property? What are the charges for new meters? Has there been a home on the property before? If not there may be special fees for schools, roads, sewers, water and more that must be paid by the first home built on the land. All of this research is necessary to get you to the starting line of your project.
NewWest can assist you with a Project Feasibility Report. This report will provide you with a site survey for lot size, building setbacks for building envelope size, distance to utilities, local building and zoning codes, local geological and environmental issues, special foundation requirements, estimated permits and fees from the municipality and
utility companies, initial design, engineering and project budget. It is best to know all of this before you close escrow on your land purchase to avoid costly mistakes.
What are the size limits of a Modular home?
The great thing about modular construction is that any size can be built by assembling more modules. But because these modules are transported on public roads, the vehicle code dictates the maximum size is 15 ft. wide including eaves x 66 ft. long and 13 ft. high. Larger modules are possible but there are extra shipping charges. Typically this is only an issue when the roof pitch is higher than 4/12.
What if I want a roof slope greater than 4/12?
Because a Manufactured home must be shipped complete from the factory, the roof pitch is limited to 4/12. Residential homes typically have a 4/12 or 5/12 roof pitch and sometimes 6/12. On a Modular home, a higher roof pitch can be achieved with a “hinged” roof or a site-built roof. On a hinged roof the rafters have hinges in the middle and are folded back for transport and then folded into place and finished on site. The hinges actually make the rafters stronger than normal rafters. A hinged roof will usually cost an additional $5,000 and a site-built roof will cost an additional $10,000 over a factory-built roof due to on-site construction costs and inspections.
Are Fires Sprinklers required?
Yes, starting January 1, 2011, all residential and commercial structures built in California must have sprinklers. Fire sprinklers may also require higher water pressure or water storage tanks. Special fire department inspections are required to confirm water pressure, flow rate and sprinkler operation. Some mobile home parks still have an exemption to this fire sprinkler requirement.
What about financing?
A construction loan will be needed to build the home and banks will only provide a mortgage after the final inspection. Sometimes a bank will provide a “construction to perm” loan that will include both the construction loan and the permanent mortgage however it is rare in today’s banking environment. NewWest has the ability to provide
construction loans provided you are pre-approved for a mortgage. Please call NewWest for more information.
What about resale value?
Modular homes, after construction, are indistinguishable from site-built homes. They are taxed, insured, appreciate, appraise, and sell exactly the same as site-built homes.
What is Green building and what does it cost?
Any factory-built home is a green home because the factory-built process makes more efficient use of energy and materials. Additionally the new “California Green” building code and upgraded Federal HUD codes have already added many green features as standard to all factory-built homes.
Green building features include a highly insulated and tightly sealed home; efficient water and energy use by the home, fixtures, and appliances; non-volatile safe materials, paints, cabinets and carpets; and use of sustainable materials from renewable sources. It’s the interrelationship of these features that determine the “Greenness” of the construction and energy efficiency of the home. The greatest return on investment will come from high insulation and efficient energy use. Generally investments in these features will pay for themselves in 3-5 years and save money for the life of your home. Speak to NewWest about your green building ideas and we will help you find the best balance of green features for your project budget.
Can I put a Guest House in my backyard?
Whether called Guest Houses, Backyard Homes, Granny Flats or Second Dwelling Units, small homes in the backyard are becoming increasingly popular. Their uses are as diverse as your needs; an income producing rental property, office, art studio, exercise room, pool cabana, guest room, or as additional space for family. These small homes come complete with bedrooms, bathrooms and kitchens and can range from 400 – 1,200 square feet. Financing from retirement accounts or home equity is possible.
NewWest can assist you in designing a guesthouse and find creative financing options.
Are there Modular Garages?
The concrete floor necessary to support an automobile must be poured on-site, so it is not practical to build modular garages. A typical site-built garage with a drywall interior, electrical and laundry connections, rear and side doors and a garage door with automatic door opener will run $50-65 per square foot depending on local building codes and your design choices. Carports and Awnings costs about $8 per sq. ft. and concrete driveways are about $7.50 per sq. ft.
Where do I start?
The best way to start is to make a list of what is important to you in your new home. What size? How many square feet? What direction is the view? Is there a separate dining room or a great room? How many bedrooms and bathrooms? Are all the bedrooms at one end together or the master bedroom at one end and the rest of the bedrooms at the other? What upgrades? Skylights, dormers, big windows, sliding glass doors, French doors, upgraded appliances and cabinets, upgraded bathroom and kitchen fixtures, wood floors, tile floors, granite or solid surface countertops, decks, patios, sheds, garages. You name it, we can do it!
Also, think about what you can afford for a down payment, a monthly payment and total project budget. Then schedule a time to come in and meet with one of our friendly, creative, knowledgeable and experienced designers to make your ideas and your dream home become a reality!
Ready to take the next step toward your new dream home? Contact us now.
