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David BennertInnova Homes, LLCAsheville, NC
Today’s Objective
Clearly define modular housing Present the benefits of modular
housing Review the modular housing process Examine some “lessons learned” in
modular housing
Modular Housing Defined
A structure designed primarily for residential occupancy, designed and constructed to a state or national model code, which is manufactured in one or more sections in a factory for installation on a permanent foundation at its final location.
Modular Housing Defined
The term does not include manufactured housing as defined by the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C.A. §§ 5401-5426).
What Modular Is Not: Mobile Home
A movable or portable dwelling built on a chassis, connected to utilities, designed without a permanent foundation, and intended for year-round living
What Modular Is Not: Mobile Home
What Modular Is Not
What Modular Is Not
What Modular Is Not: Manufactured Home• A structure, manufactured in one or
more sections, which is built on a permanent metal chassis and designed to be used as a dwelling with or without a permanent foundation when connected to utilities and includes plumbing, heating and electrical systems, manufactured in accordance with federal standards under the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 U.S.C.A. §§ 5401-5426).
What Modular Is Not: Manufactured Home
What Modular Is Not: Manufactured Home
What it Is- Modular Homes Built to International or State Building
Code Built in a factory Installed on a permanent foundation Shipped to site on trailers, set with crane An appreciable asset Appraised the same as site built (same
comps) Generally stronger, more energy
efficient, faster to build, and less costly to build
What It Is- Today’s Modular
What It Is-Today’s Modular
Today’s Modular- Highly Customized Design
Today’s Modular- Site Details
Today’s Modular- Upgraded Finishes
Today’s Modular-Quality and Performance
What it Is- Highly Detailed
What It Is- Large or Small
What it Is- Custom Luxury
Modular and Affordability Some General Assumptions
10-20% less cost than site built homes Actual cost based on local labor rates Modular has benefits over site built
construction Amount of site work is based on how the
modular homes is specified and delivered
STRUCTURAL FEATURES 2 X 10 FLOOR JOISTS @ 16” O.C. WITH DOUBLE PERIMETER
BAND (ALL WIDTHS EXCEPT FOR 31’-6” SPACING WILL BE 12” O.C.) ALL FLOORS CONSTRUCTED WITH SOLID WOOD
3/4" T & G FLOOR DECKING TO BE GLUED AND NAILED (1/4”LUAN IN VINYL AREAS)
2 X 6 EXTERIOR WALLS @ 24” O.C. 2 X 3 @ 16” O.C. STUDS ON MATING WALLS WITH
STRUCTURAL SHEATING 7/16” EXTERIOR WALL SHEATHING ON ALL EXTERIOR
WALLS 7/12” TRUSS ROOF SYSTEM @ 24” O.C. 7/16” ROOF SHEATHING WITH H-CLIPS (H-CLIPS USED ON
24: O.C. ONLY) 2 X 4 INTERIOR WALLS @ 24” O.C. 8’ CEILING HEIGHT 12” EAVE OVERHANGS
(FIXED EAVE OVERHANGS ON UPTO 28’ WIDE UNITS)
EXTERIOR FEATURES M & W DOUBLE HUNG, ALL VINYL, LOW “E”, THERMOPANE,
TILT WINDOWS W/SCREENS SMOOTH-STAR INSULATED 6-PANEL FRONT DOOR W/PEEP
HOLE AND KNOCKER SMOOTH-STAR INSULATED ½-GLASS REAR DOOR CERTAINTEED 5/5 OR DUTCH LAP VINYL SIDING 30-YEAR ARCHITECTURAL SHINGLES W/15# UNDERLAYMENT
PAPER SHINGLE OVER RIDGE VENT CONTINUOUS VENTED VINYL SOFFIT W/ALUMINUM FASCIA PANEL SHUTTERS ON FRONT ELEVATION ONLY BRUSHED NICKEL EXTERIOR LIGHT AND GFI BLOCKS DOOR CHIMES AT FRONT AND REAR DOORS BRUSHED NICKEL KEY-IN-KNOB HARDWARE ON EXTERIOR
DOORS (KEYED ALIKE)
INTERIOR FEATURES 1/2” SHEETROCK GLUED & SCREWED THROUGHOUT 1/2” HIGH DENSITY SHEETROCK ON CEILING W/SMOOTH
FINISH TWO PRIMER COATS OF DURON PAINT 25 OZ. CARRIAGE CARPET W/6 LB. PAD 5-1/4” BASE & 3-1/4” MDF MOULDINGS WHITE COLONIAL 6-PANEL MASONITE DOORS W/3
MORTICED HINGES VINYL FLOORING IN KITCHEN, BATHS, UTILITY, AND FOYER
AREAS WINDOW SILLS THROUGHOUT BRUSHED NICKEL PASSAGE AND PRIVACY INTERIOR DOOR
KNOBS DOOR STOPS THROUGHOUT
BATHS 60” ONE-PIECE FIBERGLASS TUB/SHOWER
COMBINATION W/ANTI-SCALD VALVES ELONGATED CHINA WATER CLOSETS TOWEL BAR AND TOILET PAPER HOLDER CEILING FAN/LIGHT COMBINATIONS IN ALL
BATHROOMS PLATE MIRRORS W/ DECORATIVE LIGHTS MERRILAT BATH VANITIES CULTURED MARBLE OR SELF-EDGE VANITY TOPS
WITH A DROP-IN PORCELAIN BOWL SINGLE LEVER FAUCET
PLUMBING TUFF-PEX WATER LINES STUBBED THROUGH
FLOOR PVC DRAIN, WASTE AND VENT SHUT OFF VALVES ON ALL FIXTURES SINGLE LEVER FAUCETS THR0UGHOUT 52 GALLON ELECTRIC WATER HEATER SHIPPED
LOOSE WASHER/DRYER HOOK-UP (FLOOR PLAN
DICTATES) PLUMB FOR ICEMAKER
ELECTRICAL 200 AMP MAIN SERVICE PANEL WITH 40 BREAKER
CAPACITY GFI RECEPTACLE PER CODE AC/DC SMOKE DETECTORS IN BEDROOMS CEILING LIGHTS IN FOYER, BASEMENT
STAIRWELL, KITCHEN, DINING, HALL, W.I.C. SILENT ROCKER SWITCHES 220v DRYER OUTLET (FLOOR PLAN DICTATES) DOOR CHIMES
INSULATION R-30 FIBERGLASS IN CEILINGS R-19 FIBERGLASS IN EXTERIOR WALLS
WARRANTY TEN (10) YEAR STRUCTURAL WARRANTY
OTHER OPTIONS AND CONSIDERATIONS ZERO VOC MATERIALS (BASE, COUNTERTOPS) ENERGY STAR, HBH, LEED DOCUMENT READY INFINITE RANGE OF CUSTOMIZATION OPTIONS
MODULES GENERALLY BASE AT ABOUT $35-45/SF
Woodland Hills-Mountain Housing Opportunities Seven home development, 1/8 acre lots
typical Two home designs in four configurations Contract required Energy Star certification Contractor committed to System Vision Energy bill guarantee program
$22-25/month Homes sold at market rate with assistance
– typical sale price of about $130-140/sf
1200 SF 3/2 Ranch End Front
1200 SF 3/2 RanchEnd Front
1200 SF 3/2 RanchEnd Front
1200 SF 3/2 RanchEnd Front
1000 SF 2/1 RanchEnd Front
1000 SF 2/1 RanchEnd Front
1000 SF 2/1 RanchEnd Front
1000 SF 2/1 RanchEnd Front
1000 SF 2/1 Cape (500 SF Bonus)
1000 SF 2/1 Cape (500 SF Bonus)
1000 SF 2/1 Cape (500 SF Bonus)
1000 SF 2/1 Cape (500 SF Bonus)
1000 SF 2/1 Cape (500 SF Bonus)
1000 SF 2/1 Cape- Upgraded
1000 SF 2/1 Cape-Upgraded
Things to Consider
Site Conditions? Site Access? Single Home or Multi-home
subdivision? Lot orientation and design
relationship? Is time a critical consideration? Do I have green requirements?
When to Use Modular
When time is money When labor is unavailable or cost
prohibitive When volunteer labor is available When multiple units enable “quantity
discounts” When site conditions and access permit When you can easily apply standard
designs
When Not to Use Modular
Difficult to access sites When modular shipping is cost
prohibitive When additional site work is required to
support modular handling Sites that allow ‘slab on grade’
construction When surrounding features complicate
the set process (trees, power lines, adjacent structures)
When Not to Use Modular
Modular Advantages
Built stronger than most site built homes
Material efficient HBH and LEED points for material
conservation due to recycle Energy Efficient
Better air sealing than most site built homes Third party inspection for Energy Star
More design flexibility than ever before
Low Cost/High Value Specifications
Low/No VOC materials Zero formaldehyde insulation Icynene or open cell foam High efficiency water heaters Select flooring finishes (save on site)
Laminates, hardwoods, vinyl tile Attic storage space (storage truss) Bonus Space!!
Modular with Icynene
On-Site Completion
Foundation and site works Electric meter base (and disconnect) HVAC system installation (mfg specific) Condensing unit/air handler electric Electric and water junctions Drain and vent line completion Marriage wall finishing Connection to services
(water/waste/electric)
Some Misunderstandings in Modular Construction
The manufacturer is NOT a GC The specifications ARE the home Modular homes are not suited to on-
slab construction The GC (typically) orchestrates set
crew, road transport, site transport (dozer, tug, jade), crane services, and set crews
The GC can complete, or enter in to “owner completion” contract
The Modular Process
1. Site Assessment Access? Trees? Power/phone lines?
Other Properties? Site Works?
2. Design Selection Can you select an existing design to meet
you site and client needs
3. Identify an experienced, reputable contractor with experience in modular construction
Exclusive dealer or Independent GC?
The Modular Process
4. Determine your product needs and DOCUMENT
Energy efficient certification? System Vision? HealthyBuilt Home?
5. Determine your GC requirements Turn Key or Owner Completion? Who is
responsible for what tasks? Who is the selected manufacturer, and
how do you verify they can meet your specifications?
The Modular Process
6. Generate your specifications and contracts
Modular specifications Water heater? Insulation? Siding? Floor
finishes? HVAC? Certification requirements? E-Star? Zero VOC? Windows/Doors? Cabinetry/Countertops? High wind zones? Snow loads?
Site work and foundation specifications
7. Order your home, ready your site, and complete your house
Lessons Learned
Lessons Learned
Work with an experienced, reputable GC!
If it’s difficult to drive to your site, imagine pulling a 14’ wide, 14’ high, 50’ long, 30,000 lb box behind you!
Not all manufacturers are created equal If it’s not in the specs, it’s not in your
house Leased equipment and services begin
billing when they leave their shop
Pick a Reputable GC and Subcontrators!
More Lessons
There’s efficiency in quantity, value in planning
Try to use existing, standard designs Though changes don’t cost much, they
cost! You don’t want to move power or
phone lines- (intentionally or otherwise!)
Bridges and large trees are typically stronger than your home
If It Don’t Fit, Don’t Force It