20 Things You Should Know about Modular Houses

Considering a modular house? In this blog, uncover 20 vital facts about their construction, cost, design, and more, offering the clarity and insight needed for your journey into modern, efficient home ownership.

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Modular houses are pre-fabricated homes constructed in sections in a factory setting and then assembled on-site. They offer cost-efficiency, with prices typically 10-20% less than traditional homes. These houses are known for their quick build times, often completed within 3-4 months. They are built with durable materials, ensuring a lifespan comparable to traditional homes, and can be customized in design. Modular homes are distinct from manufactured homes, as they are permanently fixed to a foundation. They are energy-efficient, can be designed for year-round comfort, and may be suitable for rental purposes like Airbnb. Key considerations for prospective buyers include zoning laws, land preparation, and after-sales services offered by manufacturers.

Let’s dive deeper into modular houses, uncovering everything from their cost-effectiveness to their design versatility, and see why they might just be the future of home building.

1. What exactly is a modular house made of?

Modular houses, a revolution in modern home building, are composed of various materials, similar yet distinct from traditional construction. The core of a modular house lies in its pre-fabricated modules, each crafted in a controlled factory setting. Here’s a breakdown of the typical materials and construction process:

1. Structural Framework: The backbone of a modular home is its robust frame, usually made of high-quality timber or steel. This framework not only gives the house its shape and support but also ensures it withstands transportation from the factory to the building site.
2. Insulation: Insulation is key in modular homes, often using advanced materials like fiberglass, cellulose, or foam. This insulation is integral to energy efficiency, keeping the house warm in winter and cool in summer, which is especially important given the increasing focus on sustainable living.
3. Exterior Materials: The exteriors of modular homes can vary widely, allowing for customization. Common materials include vinyl siding, wood, brick, or stucco. These materials are chosen for their durability, aesthetic appeal, and ability to withstand various weather conditions.
4. Interior Finishes: Inside, modular homes boast a range of finishes that can rival any traditionally built home. From drywall for the walls and ceilings to a variety of flooring options like hardwood, carpet, or tiles, the choices are vast. Kitchens and bathrooms in modular homes are often fitted with contemporary fixtures and fittings, comparable to those found in conventional homes.
5. Windows and Doors: Modular homes typically feature modern, energy-efficient windows and doors. These are often double or triple-glazed to improve insulation and reduce energy costs.
6. Roofing: The roofing of modular homes is designed for durability and resistance to the elements. Materials like asphalt shingles, metal, or tiles are common, providing both protection and style.
7. Wiring and Plumbing: Just like any other home, modular houses contain complex systems for electricity, heating, and plumbing. These systems are installed during the factory phase, ensuring they are well-integrated into the overall design.

2. Are modular houses safe?

When it comes to safety, modular houses stand on par with, if not excel beyond, traditional site-built homes. This safety assurance is rooted in several key aspects of their design, construction, and regulation.

1. Regulatory Compliance: Modular homes are subject to stringent building codes and regulations, often identical to those governing traditional site-built homes. In the United States, for example, they must comply with local building codes as well as state-specific regulations. This compliance ensures that modular homes meet essential safety standards, particularly concerning structural strength, fire safety, and electrical systems.
2. Factory Construction Quality: Since modular homes are built in a controlled factory environment, they benefit from consistent quality control processes. This environment reduces the risks associated with on-site construction, such as poor weather conditions affecting the building materials. The materials used in modular homes are stored in protected environments, ensuring they are not compromised by moisture or other external factors.
3. Structural Strength: The modules of a modular home need to withstand transportation from the factory to the building site. This necessity means they are often built with a higher degree of structural integrity and sturdiness compared to traditional homes. The use of additional framing or reinforcements to endure transport can result in a more robust final structure.
4. Fire Safety: Modular homes are known for their enhanced fire safety features. The construction process in a controlled environment allows for more precise electrical wiring and better insulation installation, both of which reduce fire risks. Additionally, many modular homes incorporate fire-resistant materials in their construction.
5. Earthquake and Wind Resistance: The structural strength of modular homes also translates into better resistance to natural disasters like earthquakes and high winds. The modular construction technique, involving securing modules together to form a single structure, offers increased stability and resilience.
6. Health and EnvironmentalSafety: Modular homes often use materials that are low in volatile organic compounds (VOCs) and other harmful chemicals, which improves indoor air quality and contributes to the health safety of the occupants. Moreover, the construction process minimizes waste and environmental impact, aligning with contemporary eco-friendly building practices.

3. How long do modular houses last?

The longevity of modular houses is a topic of significant interest, especially for potential homeowners weighing their options between modular and traditional homes. The durability of modular homes, contrary to some misconceptions, is comparable to that of site-built homes, with a lifespan that can extend for decades. Let’s break down the factors contributing to their longevity:

1. Quality of Construction: Modular homes are constructed in controlled factory settings, which enables a consistently high standard of build quality. This environment protects building materials from weather-related damage during the construction process. The precision in the manufacturing process ensures that each component fits perfectly, reducing wear and tear over time.
2. Materials Used: Just like traditional homes, modular homes are built using standard building materials like wood, steel, concrete, and glass. These materials are selected for their durability and strength. The quality of these materials plays a significant role in determining the lifespan of a modular home.
3. Maintenance: The lifespan of any home, modular or traditional, largely depends on regular maintenance. Modular homes are no different in this regard. Proper upkeep, such as regular inspections, timely repairs, and maintenance of key systems like plumbing and heating, can significantly prolong the life of a modular home.
4. Advancements in Technology: The modular home industry has seen significant technological advancements in both materials and construction techniques. These advancements contribute to improved durability and longevity. Modern modular homes are designed to meet and often exceed local building codes and standards, which have evolved to ensure long-term durability and safety.
5. Resistance to Elements: Modular homes are often praised for their ability to withstand various environmental conditions. Their construction process and materials can make them more resistant to issues like mold and mildew, which can degrade a home’s structure over time.

4. What’s included in a modular house?

When you purchase a modular house, you’re getting much more than just the basic framework. These homes come equipped with a variety of features that make them ready for immediate occupancy upon assembly. Here’s a detailed look at the typical inclusions in a modular house:

1. Interior Essentials: Modular homes are often delivered with fully finished interiors. This includes not just the walls, ceilings, and floors, but also detailed elements like baseboards, door casings, and sometimes even crown molding. The interior design elements are usually modern and can be customized according to the buyer’s preferences.
2. Kitchen and Bathrooms Complete: Unlike traditional homes where these spaces may require additional work post-construction, modular kitchens and bathrooms are typically move-in ready. They come with cabinets, countertops, and sometimes even pre-installed appliances in the kitchen. Bathrooms are fitted with essential fixtures such as toilets, sinks, and showers or bathtubs.
3. Built-in Systems: A significant advantage of modular homes is that they come with pre-installed electrical, plumbing, and HVAC (heating, ventilation, and air conditioning) systems. These are integrated into the design and tested in the factory setting for quality assurance.
4. Windows and Insulation: High-quality, energy-efficient windows are a standard feature in modular homes, contributing to better energy efficiency and comfort. Insulation is also a key component, ensuring that the home is energy-efficient and comfortable in various weather conditions.
5. External Features: The exterior of a modular home typically includes roofing, siding, and basic landscaping elements. Some manufacturers also offer options for external features like decks, porches, and garages, which can be added during the assembly process.
6. Connectivity for Utilities: While the internal systems are all in place, modular homes are designed for easy connection to external utilities like water, sewage, electricity, and gas once they are placed on their permanent foundation.
7. Customization Options: Beyond the standard inclusions, many modular home companies offer extensive customization options. These can range from the type of flooring and paint colors to the design of kitchen cabinets and the inclusion of smart home technology.

5. Are modular houses cheaper than traditional homes?

Yes, modular houses are generally cheaper than traditional homes, typically by about 10% to 20%.

The cost of a modular home can range from $50 to $200 per square foot, depending on various factors like design, location, and materials used.

This cost efficiency arises from the factory-based production process, which reduces labor and material costs. The faster construction time of modular homes also lowers overall expenses. However, it’s important to note that the base price often doesn’t include land, site preparation, and other additional costs such as transportation and assembly. While the base models are more affordable, customizations and upgrades can increase the price, sometimes aligning it with that of traditional homes.

6. Are modular houses quick to build?

Modular houses typically take between 3 to 4 months to build, a significantly shorter time frame compared to traditional site-built homes. This expedited construction process is a standout feature of modular housing and is attributed to several key factors.

In a controlled factory environment, various components of the house, such as walls, roofs, and floors, are constructed simultaneously. This approach is in stark contrast to traditional construction, where each step must be completed before the next begins. As the modules are being fabricated, groundwork and foundation laying can occur concurrently on the site, further reducing the overall construction time.

This method effectively bypasses many of the common delays found in traditional construction, such as adverse weather conditions or scheduling issues with subcontractors. Since the bulk of the construction is indoors, production isn’t subject to these typical outdoor construction setbacks.

When the modules are complete, they are transported to the building site and assembled. The assembly phase is relatively quick, often just a matter of days or weeks, depending on the complexity and size of the modular home. Designed for seamless integration, these modules streamline the final construction phase.

In contrast, traditional homes can take anywhere from six months to over a year to build, with varying factors influencing the timeline. Thus, the quick build time of modular homes not only reduces labor and construction costs but also allows for faster occupancy, making them an efficient and practical choice in the housing market.

7. Is a Modular House Comfortable Year-Round, Summer to Winter?

Yes, modular houses are designed to be comfortable year-round, from the heat of summer to the chill of winter. This year-round comfort is achieved through several key features and construction techniques that ensure the home is well-insulated, energy-efficient, and climate-controlled.

1. Insulation: Modular homes are built with high-quality insulation materials, such as fiberglass or foam, which are integral to maintaining a consistent indoor temperature. This insulation is effective in keeping the house cool during summer by blocking out the heat and warm during winter by retaining heat.
2. HVAC Systems: Modern Heating, Ventilation, and Air Conditioning (HVAC) systems are standard in modular homes. These systems are tailored to the home’s specifications and climate needs, ensuring efficient temperature control throughout the year.

8. Is a modular house movable?

Yes, a modular house is movable, but it’s a complex and typically costly endeavor.

Unlike manufactured or mobile homes designed for frequent relocation, modular homes are built in sections and placed on a permanent foundation. Moving them involves disassembling the modules, transporting them to a new location, and then reassembling and reattaching them to a new foundation. This process can challenge the structural integrity of the home and involves significant logistical and financial considerations. It requires specialized equipment, expertise, and often, adherence to various permits and building regulations. Consequently, while modular homes can be moved, it’s not a straightforward or economical process, and they are generally intended to remain at their initial location.

9. How are modular houses different from manufactured homes?

Modular houses and manufactured homes are often confused, but they have distinct differences in construction, regulations, and overall design.

10. Do modular houses come fully built or in pieces?

Modular houses are typically not delivered fully built; instead, they come in prefabricated sections or modules. These modules are constructed in a factory setting, where various components of the house – including walls, ceilings, floors, and sometimes even pre-installed kitchens and bathrooms – are built.

Each module is a substantial part of the house, designed to be transported individually from the factory to the building site. Upon arrival, these modules are assembled and joined together to form the complete structure. This assembly process includes connecting the modules to each other and to the home’s foundation, as well as completing any necessary finishing work, such as adding roofing, exterior finishes, and connecting utilities.

The interior of each module is often close to complete, with wall finishes, flooring, and sometimes cabinets and appliances already installed. However, some finishing touches might be required after assembly, such as seam work where the modules join, final painting, or additional fixture installations.

11. Are modular houses made in factories and placed with cranes?

Yes, modular houses are indeed manufactured in factories and are typically placed on their foundations using cranes. This process is a fundamental part of what distinguishes modular homes from traditional site-built homes.

1. Factory Production: The construction of modular homes begins in a controlled factory environment. This setting allows for precision and efficiency in the building process. In the factory, various components of the house, such as walls, floors, ceilings, and sometimes elements like pre-installed kitchens and bathrooms, are constructed. These components are built in modules or sections, following specific design plans to ensure consistency and quality.
2. Transportation to Site: Once the modules are complete, they are transported to the home’s building site. This transportation often requires special arrangements due to the size and weight of the modules.
3. Cranes for Placement: Upon arriving at the building site, cranes are used to lift and place these modules onto the prepared foundation. This part of the process is crucial and requires precision. Cranes are capable of handling the heavy modules and placing them accurately, ensuring that they align correctly with each other and the foundation.
4. Assembly and Finishing: After all the modules are placed and secured on the foundation, the final phase of construction begins. This includes joining the modules together, completing any necessary exterior and interior finishing work, and connecting the home to utilities like electricity, water, and gas.

The use of cranes in the assembly of modular homes is a significant aspect of their construction, enabling the efficient and precise placement of large prefabricated sections. This method not only speeds up the construction process but also ensures a higher level of quality control compared to traditional on-site building methods.

12. Are modular houses the same as prefab homes?

Modular houses are a type of prefab (prefabricated) home, but not all prefab homes are modular. This distinction is important in understanding the variety within the prefab home category.

Prefab Homes: The term ‘prefab home’ is an umbrella term that refers to any house that is partially or entirely constructed off-site in a factory setting. This category includes several types of constructions, such as modular homes, panelized homes, and pre-cut homes. The defining characteristic of prefab homes is that significant parts of the construction are completed away from the final building site.

Modular Homes: Modular homes are a specific type of prefab home. They are built in modules or sections in a factory, then transported to the building site where they are assembled on a permanent foundation. Each module is a substantial part of the home, such as an entire room or a significant portion of one.

Key Differences: While all modular homes are prefab homes, the reverse is not true. For instance, panelized and pre-cut homes are also considered prefab, but they differ from modular homes. Panelized homes involve panels for walls, floors, and roofs being constructed in a factory and then assembled on-site. Pre-cut homes are similar, but they provide all the necessary materials cut to the right size for assembly on-site, resembling a kit.

Link to Jiuyuan

13. How do you pick the right modular house?

Selecting the perfect modular house for you is simpler when you break it down into a few key steps:

1. Identify Your Needs: Start by listing what you want in your home, like how many rooms you need, preferred style, and any special features (big kitchen, home office, etc.).
2. Set Your Budget: Figure out how much you can spend. Remember to include the cost of preparing the land and setting up the house, not just the price of the house itself.
3. Research Different Builders: Look up various companies that make modular homes. Check their reputation, the quality they offer, and the styles available. Try to read customer reviews or even visit some of their built homes.
4. Customization Options: One big plus of modular homes is that you can often customize them. See what choices different builders offer, like layout changes or different materials and finishes.
5. Learn About the Process: Understanding how modular homes are built and set up can help you make better decisions and talk more knowledgeably with builders.
6. Think About Your Land: The place where you’ll put your modular home is important. Make sure the land works for a modular home and doesn’t have any building restrictions. Don’t forget about costs for things like laying down a foundation and connecting utilities.
7. Check Warranties and Support: Find out what kind of guarantees and help you get after buying. A good warranty can cover you if there are any construction or material issues later on.
8. Consider Energy Efficiency: Many modular homes are built to save energy. Look into options that can help lower your bills and be kinder to the environment.

14. Can you place a modular house in your backyard?

Yes, you can place a modular house in your backyard, but there are several important considerations to keep in mind. This option is often explored for adding a separate living space, such as a guest house, home office, or rental unit. Here’s what you need to consider:

1. Zoning Laws and Regulations: Before planning to place a modular house in your backyard, it’s crucial to check the local zoning laws and building regulations. Different areas have specific rules about placing additional structures on residential properties. These rules may dictate the size of the building, how far it needs to be from property lines, and whether additional structures are allowed at all.
2. Space and Access: Evaluate if your backyard has enough space for a modular house. Also, consider whether there is sufficient access for transporting and installing the modules. Large trucks and cranes might be needed, so adequate space for their operation is necessary.

15. Do you need a special kind of ground to place a modular house?

You don’t need a special type of ground for a modular house, but the land does need to be ready and right for building. Here’s what to check:

1. Stable Soil: The ground should be solid enough to hold the house’s weight. You don’t want soil that’s too sandy or full of clay, which could cause problems later.
2. Level Land: The site should be flat. If the ground is uneven, it can cause issues with the house’s structure and make putting the house together harder.
3. Good Drainage: Make sure water can drain away properly. Poor drainage can lead to wetness around or under the house, which isn’t good for the foundation.
4. Right Foundation: Your modular home will need a foundation, like a basement or concrete slab. The type of foundation you need depends on the house and local building rules.
5. Utility Access: The land should be in a spot where you can easily connect to electricity, water, and other utilities.
6. Local Rules: Always check with local authorities to see if there are any special requirements for preparing land for a modular house in your area.

16. Do modular houses have the same design?

Modular houses do not all have the same design; in fact, one of the appealing aspects of modular homes is their design versatility. While modular homes are constructed from prefabricated sections, these sections can be combined and customized in a multitude of ways to create a wide variety of architectural styles and layouts. Here’s more on their design diversity:

1. Customization Options: Many manufacturers offer a range of customization options for modular homes. You can choose from different floor plans, exterior finishes, and interior design elements. This flexibility allows for unique designs that cater to individual tastes and needs.
2. Architectural Styles: From traditional to contemporary, modular homes can be designed in various architectural styles. Whether you prefer a classic colonial look, a sleek modern design, or something in between, there’s likely a modular home design that fits your preference.
3. Adaptability to Needs: Modular homes can be designed to suit different lifestyles and needs. Whether you need a compact, efficient space or a large, multi-story family home, modular construction can accommodate these requirements.
4. Innovative Designs: With advancements in modular construction technology, there are increasingly innovative and unique designs available. This includes homes with eco-friendly features, smart home technology, and creative use of space.

17. Can a modular house be rented as Airbnb rental?

Yes, a modular house can certainly be rented out as Airbnb rental. Modular homes, with their versatility and range of design options, can make for attractive and comfortable rental properties. Here are a few points to consider if you’re thinking of using a modular house for Airbnb:

1. Compliance with Local Regulations: Before listing your modular home on Airbnb, ensure you’re in compliance with local zoning laws and regulations regarding short-term rentals. Some areas may have specific rules or require permits for renting out properties on platforms like Airbnb.
2. Attractive Features for Guests: Modular homes can be equipped with modern amenities and designed for comfort, making them appealing to Airbnb guests. Features like a well-designed kitchen, comfortable living spaces, and attractive outdoor areas can make your modular home a popular choice for travelers.
3. Location and Accessibility: Just like any rental property, the location of your modular home will play a significant role in its desirability as an Airbnb rental. Consider the accessibility to local attractions, transport links, and the overall appeal of the neighborhood.
4. Maintenance and Upkeep: Regular maintenance is key to keeping your modular home attractive to Airbnb guests. This includes both the interior and exterior of the home, as well as ensuring all amenities are in good working order.
5. Customization for Rental Needs: If you’re planning to build a modular home specifically for Airbnb rental, you can customize it to suit the needs of a rental property. This might include choosing durable materials, designing spaces that are easy to clean and maintain, and incorporating features that are attractive to holidaymakers, like an extra bathroom or a space for outdoor entertainment.

18. What’s the must-know stuff before getting a modular house?

Thinking about getting a modular house? Here’s a simple rundown of what you should know before you start:

1. The Building Process: Get how modular homes are made. They’re built in parts of a factory, then put together on your land.
2. Total Costs: Remember, it’s more than just buying the house. You’ll also pay for the land, setting up the foundation, moving the house pieces, and any extra touches you add.
3. Your Land Matters: Make sure your land is right for a modular home. Check the local rules, see if the ground is stable, and think about how you’ll get utilities like water and electricity hooked up.
4. Local Rules: Modular homes have to follow certain building rules, which can vary depending on where you live.
5. Choosing a Manufacturer: Look around for a good company that makes modular homes. Check their past work, what customers say about them, and the quality they offer.
6. Customizing Your Home: Find out how much you can change the house design, materials, and interior to suit your taste.
7. Time to Build: Know that even though modular homes are quicker to build than regular homes, things like design and preparing the land can affect how long it takes.
8. Money Matters: Understand how owning a modular home affects its value over time and what kind of home loan you might need.
9. Energy and Environment: Many modular homes are good for saving energy and the environment. Think about these benefits when choosing your home.
10. Warranty and Help After Buying: Look into the guarantees and support you get after you buy the house. This can be really important if something needs fixing later on.

19. Do modular house makers ship them anywhere in the world?

Modular house manufacturers typically have specific areas where they operate and ship their homes. While some larger or specialized companies might offer international shipping, most focus on serving clients within a certain geographic region or country. Here’s what to consider:

1. Regional Focus: Many modular home manufacturers cater to clients in specific regions or countries. This focus is often due to the logistics and costs associated with transporting the home modules, as well as the need to comply with local building codes and regulations.
2. International Shipping: Some manufacturers do offer international shipping, but this can significantly increase the cost. The process involves not only the physical transportation of the home modules but also dealing with customs, import taxes, and potential modifications to meet the destination country’s building standards.
3. Local Building Codes: Modular homes need to meet the building codes and standards of the area where they will be assembled. Manufacturers familiar with your region’s regulations can ensure that the home complies with these local requirements.
4. Transportation Costs and Logistics: The cost of shipping large modules can be substantial, especially for long distances or international destinations. Additionally, the logistics of transporting these modules, which can include special trucks and cranes, need careful planning.
5. Partnering with Local Builders: Some modular home manufacturers may have partnerships with local builders in different countries or regions. These partnerships can help facilitate the process of shipping and assembling homes abroad.

20. What kind of after-sales service do you get with modular houses?

When you purchase a modular house, the after-sales service you receive can play a crucial role in ensuring your satisfaction and the long-term performance of your home. The type of after-sales service provided can vary between manufacturers, but generally, you can expect the following:

1. Warranty Coverage: Most modular home manufacturers offer a warranty that covers defects in materials and workmanship. This warranty typically ranges from one to ten years, with longer coverage for structural elements. It’s important to understand what is and isn’t covered under your warranty.
2. Customer Support and Assistance: Good manufacturers provide ongoing customer support. This service may include assistance with any issues that arise during the assembly process or after you move in, as well as guidance on maintenance and care of your home.
3. Repair Services: In case of any defects or issues, manufacturers usually offer repair services as part of the warranty. They may either send their own technicians or coordinate with local contractors to address and resolve the issues.
4. Maintenance Guidance: Some manufacturers provide homeowners with maintenance guides or tips to help them keep their modular home in good condition. This might include advice on regular upkeep, seasonal maintenance, and preventative measures to avoid potential problems.
5. Parts and Components Replacement: If certain parts or components of your modular home need replacement due to defects or wear and tear, manufacturers often offer replacement services. This is usually covered under warranty for a certain period.
6. Upgrade Options: As your needs change, you might want to upgrade or modify your modular home. Some manufacturers assist with these upgrades, whether it’s adding new modules, redesigning interiors, or updating fixtures.
7. Community Support: Occasionally, manufacturers have communities or forums for their clients where homeowners can share tips, advice, and experiences. This peer support can be valuable, especially for new modular homeowners.

Conclusion

Modular houses are a great choice if you’re looking for a home that’s quick to build, easy on your wallet, and can be just what you want. They’re perfect for all kinds of people, whether you’re buying your first home or looking for something eco-friendly. Remember, picking the right builder is key.

Thinking about a modular home? Start by looking into your options and planning out your dream house. And if you need help or have questions, just ask – the right advice can make all the difference!

Along with the hard costs of the expansion, the existing facilities may require an additional investment on your part to meet code compliance. Any expansion of an existing structure, should consider potential costs associated with:

• New sprinkler systems, fire separation walls, and/or upgrades for ADA compliance (handicap accessibility).
• Additional parking to accommodate the growth
• Upgrades to building facades or landscaping to meet updated zoning ordinances.
• Depending upon the age of the building, potential remediation of hazardous materials such as asbestos or lead‐based paints.

Expansion of facilities through the use of permanent modular construction (PMC) or using relocatable modular buildings (RB) is, in most cases, more efficient, less costly, and faster while creating fewer site disruptions.

Depending upon the type and size of the proposed building, the type of construction you choose will determine the building timeline. Conventional construction utilizing an outside architectural firm is usually the lengthiest method. Design‐Build utilizing a company with integrated design and costing functions can save you between 10 – 25% during the design and costing phase. The use of modular construction techniques can usually save 25 – 40% in time compared to conventional stick‐built construction. In fact, in some cases the time required to select a design team, design the project, go through the bidding process, then select the contractor and obtain the permits will take longer than the actual construction itself. Selecting a firm which offers all or most of these services can substantially shorten your timeline. Use this checklist as a reference when interviewing potential builders.

• Selection of an architect or design‐build firm
• Pre‐planning that includes discussion with the city for zoning, parking, fire lanes, utilities, building setbacks, approved exterior cladding materials, landscaping, etc.
• Building designs
• Civil site designs
• Selection of a contractor if a Design‐Build firm is not selected
• Permitting time required for the City and in some cases State and Local Agencies

An architect, space designer, or design-build firm are best qualified to determine the amount of space required. For general office use, hallway space may be minimized through the use of modular furniture and open concept planning. For small office facilities, 200 square feet per person is usually adequate. For educational occupancies, you’ll want to refer to your state’s education authority for minimum classroom sizes. Beyond the prescribed size of the classroom, generally 25% of additional area should be allocated for ancillary areas such as restrooms, hallways, etc. Since there is no rule of thumb covering every use, consideration should be given to:

• Expecting that the new spaces will require additional toilet rooms and possibly an additional janitor’s closet, all needing to meet the latest ADA requirements.
• Allocating space for adequate egress, hallways, storage areas, I.T. closets, conference rooms, and special use rooms.

Ramtech has an extensive catalog of standard floor plans covering education facilities, general office space, and healthcare applications. While these floor plans might not meet your needs exactly, they’re generally a good starting point to help in designing your building layout.

Once a design firm or design-builder is selected they can provide a Design-Build Institute of America or AIA contract, or the owner can hire a construction attorney to draw up a contract. Both types of contracts protect the interests of the owner as well as the architect, contractor or design-build firm.  For design-build construction, Ramtech utilizes a two-step approach where a stipulated sum is agreed upon for pre-construction services which is normally less than 5% of the anticipated project cost. The pre-construction services include surveys, geotechnical investigations, the design work suitable for qualified pricing of the project, a stipulated sum for the actual construction work, and a critical path project schedule that defines all the work elements and outlines the project’s duration. This allows the owner to know exactly what the project’s final costs are before a shovel hits the dirt. Ramtech’s approach to design-build takes the guesswork out of the equation and offers the owner a safe, risk-free way to execute a design-build project.

The most common problem involves an owner’s significant investment in a design, then they find out it is not within their established budget. This primarily occurs with the design-bid-build approach to construction. Under this scenario, true costs can only be determined after competing contractors bid on the project. Unfortunately, this is well after a commitment for design costs has been made. More times than not, problems during the actual construction are site related rather than building related. Virtually every site offers unique challenges that only become apparent after geotechnical and civil surveys have been conducted. To totally vet out a site, the following will be needed:

• Performing a geotechnical investigation consisting of soil borings. From that, a lab analysis will be conducted resulting in a soils report that defines the soils’ structure and characteristics at various depths with an engineer’s recommendation for the type of foundation that can be used.
• A topographical plan showing the elevations across the site that will be used to develop the grading plans.
• A plot plan showing the property lines, building locations, parking requirements, and related site construction elements.

There are two primary options to consider:

• Lease the space off-site.
• Lease a modular building to be placed on-site.

As stated previously, leasing options are usually available from one to five years or even longer. Operating lease rates for modular buildings are determined by the cost of the building and to what degree it's customized to meet the owner’s needs. The more standard a building is, the lower the monthly lease rate will be. This is driven by how likely it will be to re-lease the building as originally configured. In short-term leases, the owner should expect to pay for the building’s installation and removal costs. For longer lease periods, these costs may be capitalized into the lease rate. For leases of three to five years, greater flexibility may be available for all sizes and different uses of custom modular buildings.

No form of construction is best or least expensive all the time. For comparison, you should consider the design, building construction, site construction, and opportunity costs. If time is not critical, then only the interim construction cost might be considered. If revenue or profits would be maximized by a reduced construction time, that should be considered in determining the construction method. For modular construction where the majority of the building fabrication is performed in a manufacturing plant, it is typically less expensive:

1. For remote or rural areas where site contractors are not as prevalent.
2. Than in high labor cost areas like military bases or where there is heavy unionization.
3. Where less site work may be necessary versus that required for traditional onsite construction.

Although temporary or relocatable modular buildings are usually less expensive than permanent modular construction, PMC will provide you with a greater number of choices on building finishes and layouts.

While there is always a chance for change orders or additional costs, through proper project planning these costs can be minimized. In general, the most common change orders deal with hidden conditions or differing sub-surface conditions. These changes usually affect the foundation design. This change order can be virtually eliminated by obtaining a geotechnical investigation consisting of soil borings, lab analysis, and a soils report that clearly defines the soil structure and its characteristics at various depths. This will then be taken into consideration for the foundation design along with other subsurface conditions that can affect the contract amount including:

• Shallow rock formations which could affect the utility installation.
• Unexpected subsurface contamination (buried fuel tanks, etc.) that must be removed and cleaned up.
• Shallow subsurface water levels which may require the foundation piers to be cased.

Be prepared to spend the time required early on to analyze and make decisions when presented with these challenges. Changes to designs are much less expensive if addressed up front before construction begins.

In short, make sure the design-builder or architect prepares detailed drawings and specifications. Also ask for each of the material samples, cut sheets, or possibly mock-ups of the assemblies. This will assist you in making the best choices, insuring you receive what you expected while significantly reducing the number of change orders from subcontractors who bid something other than what you wanted.

Your architect or design-builder will advise and guide you through the design phase. Most of the time it begins with a 'Programming Session' also known as a 'Design Charrette'. This will be a general discussion on what you would like to accomplish with the new building, the look you are expecting, how many people will it need to accommodate, what your budget is, etc. To help prepare for this important first step, consider the following questions:

• Are there limitations to the design (size of rooms, exterior finishes, interior finishes, ceiling heights, open spaces without columns, etc) in any way?
• Are there local building restrictions? Deed restrictions? Planning and zoning requirements? Local ordinances addressing trees or landscaping?
• What are the most appropriate materials and finishes for aesthetic purposes or maintenance?
• Are there special needs for data, voice, or controlled security access systems? Do these potential systems affect HVAC design with certain temperature or humidity ranges? Are there any special acoustical (sound deadening) requirements? Will a central building energy management system be utilized? Must there be sustainable features incorporated into the construction, possibly to achieve a LEED certification?

In most cases, whether adding on to an existing building, constructing a permanent stand-alone facility, or providing for an interim use with a relocatable modular building, matching the look of an existing adjacent structure should not be a problem. A qualified design-build firm or architect will have the resources necessary to complement or match the surrounding architecture and landscape as well as being able to blend masonry, stucco, metal, or other types of exterior cladding.

While it is often more cost effective for the owner to handle permit applications and site plans on small projects, on mid-size or larger projects it rarely saves the owner money. The design-builder, architect or general contractor is usually more experienced in working with the city planning department on permitting, and with the civil engineering firm on site design issues. The other questions to ask are:

• Who will acquire the state and/or local approvals and building permits? Arrange for inspections? Obtain the 'Certificate of Occupancy' required before moving into the building?
• What work elements might we be comfortable in taking on ourselves? What services or scopes of work do we want to contract out and from whom?

The design-build firm will provide a full-time project manager and a full-time site superintendent to manage the entire project. The superintendent is the eyes and ears on the project and supervises all of the local sub-contractors, while the project manager administers the overall project by issuing subcontract agreements, scheduling material deliveries, as well as coordinating the efforts of the design team, permitting process, inspections, and other critical project milestones. If an architect is hired to design the project, the owner can either provide their own construction manager or hire the architect to act as a liaison between the owner and the general contractor.

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