On a corner lot along West Dakota Avenue in Westwood, a small structure has sprung from the backyard of the neighborhoods typical one-story frame house. The detached unit represents a show of resistance in what sometimes seems an inexorable march toward economic displacement.

With only a wooden plank rising to the front door and exposed two-by-fours defining the skeletal framing of what soon will be a fully functional, one-bedroom home, its future still requires some imagination.

But now, says Renee Martinez-Stone, proudly surveying the half-finished construction, people finally can drive by and go, Ah, thats what these things look like.

Shes referring to one version of an accessory dwelling unit ADU in industry parlance, but also known by other names like granny flat, mother-in-law apartment or carriage house. Anchored to a back yard or even constructed above a garage, they serve as a smaller but fully functional residence.

And their popularity has spiked in a market where affordable housing has become unattainable for some and unsustainable for others who cling to homes where they once hoped to stake out a future, and perhaps even hand down their equity in the American Dream.

These dwellings once had a significant role in the development of post-World War II Colorado, but eventually lost cachet as residents flexed for elbow room. Some areas zoned them out of existence for a variety of reasons fear of population density, added traffic or adverse impact on property values.

But many areas, responding to local residents fearful that rising prices and property taxes pose serious threats to the fabric of their communities, have moved to revisit the ADU.

On this side of town, where Martinez-Stone directs the nine-neighborhood West Denver Renaissance Collaborative, the aim is two-fold: create affordable rental housing and, at the same time, give homeowners a way to build wealth.

Still, barriers remain. In Denver, for instance, only about a quarter of single-family neighborhoods allow construction of ADUs. Since the city last overhauled zoning in 2010, the city council has adopted a plan that recommends allowing them citywide, with some caveats.

Denver city planning supervisor Kyle Dalton notes that for the plan to move ahead, city council must enact a bill after more than a year-long process of community outreach to solicit feedback. Theres currently no timeline for addressing that.

In the meantime, Dalton says, the program recommends and we are seeing individuals coming in, one at a time, to have a rezoning process to move that forward while the city is finishing up other priorities before were able to get that project started.

MORE: Colorados doubled-up households have surged since the recession. That could prolong the housing crunch.

Mikaela Firnhaber, Denvers residential plan review supervisor, says that since the 2010 rezoning, ADUs have been gaining popularity. The first year, only two moved through the system. But in 2018, 58 passed through the permitting process. This year has seen a further uptick from that, she adds, though final numbers wont be tallied until years end.

But even where theyre permitted, a tight construction market can make building one an arduous process. On top of that, while ADUs are cheaper than citywide real estate prices, they still can be prohibitively expensive.

Englewood, also responding to rising demand from homeowners, recently passed an ordinance allowing the structures. But it happened amid simmering controversy, and local officials acknowledge that impacted the new regulations, which are among the most restrictive in the state. For instance, a primary home must be brought completely up to code before an ADU would be approved. With many older homes in the area, that could be a deal-breaker right off the bat.

But that hasnt deterred one real estate broker from taking on a partner and creating a whole new construction company to capitalize on what they see as an inevitably rising demand for the structures.

In unincorporated Jefferson County, which also had a restrictive ordinance on the books for many years, a working group examining ways to help seniors age in place researched ADUs around the country. Eventually, it made recommendations designed to ease construction. When the new regulations went into effect in 2014, applications spiked.

As municipalities, and even some rural areas, revisit the ADU as an antidote to rising prices and property taxes, people like Martinez-Stone seek an answer to two particularly vexing pieces of the puzzle loan availability and construction costs.

When were able to roll out a process of building an ADU more affordably, and its available to more moderate- and low-income homeowners, she says, it can be one of the tools in the tool box thats a part of the solution.

She explains how ADUs could have expanded impact on affordable housing through a program that seeks to leverage $5 million in loans from both public and private sources to help build 200 units for homeowners making no more than 120% of the area median income. Those homeowners would then be obliged to rent the income-restricted units to tenants making no more than 80% AMI or, if they can afford it, allow family members to live there rent-free.

But even some well-off homeowners have embraced ADUs as a housing solution for aging parents or adult children that skirts exploding real estate and rental prices. In other cases, the structures create a source of rental income for the primary homeowner to defray rising expenses, like property taxes, or to provide an economic cushion for retirement.

Critics push back against ADUs with arguments that they increase population density, put further strain on infrastructure and exacerbate traffic and parking problems. Their use as short-term rentals, especially by absentee landlords, raises further concern. And in some cases, opponents contend, they open the door for developers, who may be more likely to afford the high cost of construction.

There are people who wanted to maintain residential Englewood, but its disappearing, says Cynthia Searfoss, a 23-year resident who opposed the citys new ordinance. What people are moving here for, theyre not going to get. Its going, going, gone.

As Rob Price and Gerald Horner sit in the unit they built above the garage behind their home in Curtis Park, noontime light spills through 6-foot-tall windows and illuminates the 660 square feet of living space they envision as their primary residence in retirement.

Conceived in 2016, it was completed a little more than a year ago 19 months after the couple began the permitting process, the search for an architect and two tries at finding the right builder. For now, its an exceptionally well-appointed short-term rental that offers a glimpse of the Denver skyline and walking distance to many of the citys attractions.

We had been thinking about buying something now that we could retire into, and the market was unattainable, says Price, 49, before preparing the space for its next guest. Then we realized we already own this land lets think about building something in the backyard.

MORE: To help fill the affordable housing gap, a Buena Vista project is creating inventory one giant box at a time

After one of Prices childhood friends was diagnosed with terminal cancer, the process began in earnest as they anticipated the ADU as a place where they could care for her in her declining days. They began referring to it as Annas Place. Although she died before it was completed, they incorporated little personal touches in the decor to honor her.

Imagining themselves living in the second-floor flat, notes Horner, the 59-year-old deputy director of the Kirkland Museum of Fine and Decorative Art, informed the spaces design the idea of living simply, but beautifully.

Just as important, they love the Curtis Park neighborhood and hope to stay long after their primary residence becomes more than they need. So they refinanced to cover the cost somewhere north of $250,000 of creating a home on the alley behind their California Street house.

They estimate that in 10 years, the income from using it as a short-term rental will have recouped their investment. If theyre still not ready to leave their house at that point, theyll use the ADU as a long-term rental until that day arrives.

Wed like to be able to offer it at a little more affordable rent than what we could get, says Price, a fundraiser for the Botanic Gardens, because weve benefited from that kind of stuff, too.

Price and Horner wound up using Denver-based L&D Construction, whose president, David Schultz, points out that due to construction expenses, leveraging an ADU as a short-term rental is practically a must to at least get a handle on covering those costs.

I like to think of short-term rentals as the gateway drug to more of these units, Schultz says of the means to create a larger ADU inventory. Ive heard a few council people talking about additional ADUs conditioned on them not being rentals. I think thats really short-sighted.

He notes that the structures are the only form of development thats afforded to the average homeowner. Most of the units his company has built involve constructing living space above a two- or three-car garage, with anywhere from 340 to 800 square feet.

Homeowners often draw on equity from their primary residence to build, largely because construction loans are difficult to get, as appraisals of ADUs can be all over the map. And the city code around ADUs is so nuanced and detailed, he says, that its almost impossible for a layperson to even understand what they can build.

Ive been doing ADUs exclusively for three years, Schultz says, and there are still things that come up that Im not sure of. Then youve got all these other metrics, depending on what zoned district youre in. Its way overly complicated.

In a metro area still growing rapidly, theres another elephant in the room: population density. While some pushback against the units centers on increased proximity to neighbors, Schultz points out that in Denver, population density had actually been declining as families have gotten smaller.

Denver officials confirm that, citing U.S. Census data showing that Denvers density peaked in the 1950s and then fell off considerably until recently, when it returned to about the same level as more than 70 years ago.

We always promote ADU development as a form of gentle density, Schultz says. Its coming, whether the city wants it or not.

In Denver, Martinez-Stone with the West Denver Renaissance Collaborative has been working with builders, as well as Habitat for Humanity, to try to bring down the cost of building ADUs, which she says averages about $260,000.

Were pulling in new housing data showing that its just relentless, the way the market is forcing families that exist right now out of the neighborhoods, she says. We know we need more tools.

Working in partnership with the city, WDRC has designed six floor plans and worked those through permitting ahead of time to streamline the building process. As a result, Martinez-Stone says, these ADUs can be built for at least $100,000 below the market, with the 600-square-foot model running about $150,000. The lower cost enables the homeowner to rent them for less than the market rate and still recover their investment.

The programs target is to construct the 200 ADUs over five years. While that number seems almost inconsequential in terms of the citys ongoing displacement, Martinez-Stone argues that the impact will actually be much greater.

Heres her math: Each new ADU stabilizes the household of the primary residence by providing, in many cases, an income-producing asset. It also benefits the eventual renters with affordable housing; figure an average of three tenants over the 25 years of the program. Finally, the original homeowner can survive the rising property taxes thanks to the extra income and perhaps even pass the property on to the next generation.

So those 200 units ultimately impact about 1,000 households. Martinez-Stone says that currently the city has about 6,000 parcels where ADUs would be allowed enough to get the program started, though additional rezoning would make the search for qualified homeowners easier.

If we could take this and scale it beyond these nine neighborhoods, get more banks and more builders to understand how were doing it, then the numbers start to be relevant, Martinez-Stone says. Now, were taking what the city and the markets havent figured out and were trying to figure it out. What were trying to do is take all those systems, all those steps, and make them more efficient and predictable so we can lower the cost of ADUs.

The corner lot in Westwood already has a primary residence built by Habitat for Humanity. By adding the ADU, it has become the property that will test the programs viability sometime early next year. Already, two homeowners are under contract to participate in the loan program with a handful of others in the pipeline.

The one-bedroom unit features a kitchen, bathroom and living area, with some storage space and checks in at 576 square feet. The building design, which uses 12-foot-by-12-foot segments, represents a hybrid of manufactured components and traditional on-site construction to reduce the price and attract moderate- and low-income homeowners.

Its still a daunting proposition.

The obstacles of creating these are really high, Martinez-Stone says. (Other) residents fear is that these come in and triple the density of the neighborhood. Theres no way. If that was the situation, the task at hand would be trying to temper that and control that. But the lending markets not there, the building markets not there. Its not going to happen. Its like an untapped opportunity.

Like Denver, Englewood has a history with ADUs.

From the 1920s through the 40s, about 180 of the structures sprouted along alleys, many as soldiers returning from World War II sought solutions to the local housing shortage. In the past several years, Englewood says it began receiving inquiries from citizens interested once again in adding them to their properties.

City officials told them the practice was no longer allowed. But it also began keeping a database of requests.

It was getting really long, says John Voboril, long range senior planner for the city, noting that the list extended to roughly 50 people. Housing prices had gone through the roof, rents too. It started to gain some traction because of those two key elements in the economy. We figured it was time to ask the question.

Voboril says Englewood did extensive community outreach and forums to determine what regulations people would like to see, and how many people would be interested in building. Most of the interested parties, he adds, advanced the usual concerns needing extra cash flow as they neared retirement, or some financial cushion to help them stay in their house as they learned to live on a fixed income. Others were looking to take care of either elderly parents or house somebody younger in family, like an adult son or daughter.

MORE: Its not just Denver: Rural Colorado feeling housing crunch, with more residents spending half their income on a place to live

The resolution of what he terms a very contentious debate was the narrow passage of a new ordinance that allows ADUs but with some significant restrictions. Not only would a homeowner have to inhabit either the ADU or the primary residence and bring it up to code, but ADUs would be limited to 650 square feet of living space.

Voboril calls it the strongest, tightest ADU ordinance in the state.

Thats the only way we could make it happen, he adds.

He notes that the city excluded some zoning districts where there was low demand and decided to start in places with single-family homes closer to downtown and the citys hospital district, older portions of Englewood where ADUs had been built earlier in its history. In hopes of avoiding more controversy, the city decided to see how the process goes there before expanding.

Searfoss, the longtime resident of Englewood, counted herself among the opposition. Not only did she feel that the citys process excluded opponents of the idea, but she also felt that allowing ADUs would trigger extreme issues with trash and traffic. Absentee landlords who didnt monitor their renters also became a concern because, she claims, the city never enforced its code prohibiting ADUs when those were already on the books.

Searfoss also called it ironic that the very people who supposedly needed the ordinance to stay in their homes or take care of relatives would effectively be shut out by its restrictions.

How is this economical for a retired couple to build in their backyard, when they have to bring their home up to code, and then pay a builder? she asks. Its just not the economic boon that it was presented as. Growth is inevitable, I understand that. But this didnt bring Englewood citizens along with growth and development. It left us behind.

Searfoss says she tried to get a repeal of the new ordinance put on the November ballot so citizens could vote on the issue. But family medical issues pulled her away from the effort after shed gathered about 500 of the 762 signatures she needed. Now, she says, the only people likely to benefit are developers who can afford to work around the restrictions.

Schultz, the Denver builder, says the citys hurdles are so much higher than Denvers that hes not getting close to Englewood. He expects that maybe one or two might get built.

But Mike Dickman, who has worked in metro-area real estate for years, recently created a new company for the sole purpose of building ADUs, and he envisions Englewood as a bonanza.

We feel this market is going to be huge, Dickman says. With a nod to the citys history he calls this their back-to-the-future moment.

His Carriage Home Builders will focus on nothing but ADUs and, in a familiar refrain, seek ways to bring costs into an affordable range. He feels that modular housing is the only way to do that and has been working with a manufacturer. Once he has marketing materials in hand, he plans to target one small area of Englewood and make his pitch.

Im one of these old-time guys, Ill go knock on doors, he says. I have no problem with that.

Martinez-Stone, who in addition to her work with the WDRC also serves on the Denver planning board, says she has repeatedly gone on the record in meetings saying that the current method of rezoning for ADUs on a parcel-by-parcel basis is inefficient and ineffective.

We should be doing these by the thousand, she says, especially in areas facing significant displacement. To underscore the urgency, she points to the West Colfax neighborhood. In 2012, the average household paid $75 per month in property tax. Now it pays $235.

All added up, many households with low or fixed income can see on the horizon that they may not be able to afford or keep their home, she says. This provides a solution to that.

The problems may differ among the economic classes, but the possibility that ADUs could become part of the solution has emerged as a common theme across the Denver metro area.

Broomfields city council recently passed an ordinance allowing construction of ADUs, though homeowners associations can still prohibit them. The city also may consider the possibility of offering some sort of subsidy for homeowners who build ADUs and rent them to low-income tenants.

Councilwoman Sharon Tessier says that the free market will never solve the areas housing issue, and neither will any one nonprofit or governmental agency.

Its a partnership that has to happen, she says. ADUs will definitely be part of that, because were able to allow for that in ordinances. My hope is that some of the HOAs will allow it, and it doesnt become so much of a NIMBY issue.

Donna Mullins of Aging Well in Jefferson County, an initiative that began in 2008 and operates under the Human Services department, volunteers with a working group on housing issues that sees ADUs offering an alternative for seniors to age in place. An older person might stay in their home and have a caretaker live in the ADU, or vice versa.

She says Jefferson County had an ordinance on the books for a long time, but it was so restrictive that, in 2011, the group hired an intern to spend a year researching ADUs around the country. That resulted in a set of proposals to the countys planning and zoning people, and less restrictive regulations went into effect in 2014.

There have been 55 applications since the change, compared with 11 in the six years before and, Mullins adds, those numbers dont account for 2019.

The good thing with ADUs is you can use the same infrastructure, so that makes it a little cheaper, she says. You cant build a house for $250,000 around here.

As they look south from the second-floor flat behind their house to a slice of the Denver skyline, Price and Horner, the couple with the ADU in Curtis Park, realize that one day a neighbor could build a similar structure and take that view away. They shrug. Thats life in the city.

We cant grow out anymore, Price says, shaking his head at city dwellers who complain that filling in the holes will ruin the neighborhood. Sure, theres too much traffic, but its not because there are too many people. There are too many cars.

Horner calls concerns about density an irrational fear born of misconception.

Unless we encourage this, the city wont be able to be as livable, he says. Its gonna happen.

This reporting is made possible by our members. You can directly support independent watchdog journalism in Colorado for as little as $5 a month. Start here: coloradosun.com/join

Go here to read the rest:

Colorado cities want to embrace gentle density of granny flats, but they're hitting speed bumps - The Colorado Sun

Experience and Knowledge You Can Trust

Choosing the right builder to provide your new home is one of the most important decisions you will make in the home buying process. Express Modular is a custom builder that has chosen to exclusively offer modular construction to meet the needs of our customers. We believe it delivers beautiful homes, supports innovative home design, and delivers safe and healthy homes for our clients. Our modular homes can be one-of-a-kind creations that offers an even greater range of design choices than most traditional builders.

Experience, knowledge, hundreds of standard home plans, and almost limitless customization ability we are all of these qualities combined in one builder. We are the only nationwide builder of modular homes with the local ability to plan, design, and deliver your unique custom home at the best value.

Our team of home consultants are the most knowledgeable you can find when it comes to custom modular home building. During the design stage for your home you will have a wide range of choices to make as you create a truly unique home. Given the variety of choices involved, its not unusual for custom home buyers to experience some emotional ups and downs during the process, more than a new home buyer that is building a production home may experience in their new home journey. Knowing what to expect at each stage comes from strong communication. Just knowing what choices youll have to make, and when, can go a long way toward making your custom home building process smooth and produce the home you have always dreamed about. We pride ourselves on being the custom home builder that has the answers when you need them most.

Some may make the claim but we back it up. Our national presence gives us access to resources and capabilities that average builders dont even know exist. When selecting the custom home builder to partner with in building their new home, most of our customers use the same evaluation criteria. They want a builder that will listen to their needs, that will guide them through the building process, and that they feel they can trust. With open communication, the strength of a nationwide company backing your local home consultant, and years of knowledge and experience, we want to be your choice as a trusted partner when it comes time to build your new home.

More here:

Expressmodular.com

Modular buildings and modular homes are prefabricated buildings or houses that consist of repeated sections called modules.[1] "Modular" is a construction method that involves constructing sections away from the building site, then delivering them to the intended site. Installation of the prefabricated sections is completed on site. Prefabricated sections are sometimes placed using a crane. The modules can be placed side-by-side, end-to-end, or stacked, allowing a variety of configurations and styles. After placement the modules are joined together using inter-module connections, also known as inter-connections. The inter-connections tie the individual modules together to form the overall building structure.[2]

Modular buildings, also called prefabricated homes or precision built homes, are built to equal or higher standards as on-site stick-built homes. The building method is referred to as permanent modular construction.

Material for stick built and modular homes are the same. Modular homes are not doublewides or mobile homes. First, modular homes do not have axles or a metal frame, meaning that they are typically transported on flat-bed trucks. Modular buildings must conform to all relevant local building codes, while doublewides and mobile homes have metal under framing. Doublewides and mobile homes made in the United States are required to conform to federal codes governed by U.S. Department of Housing and Urban Development.[3]

Modular buildings may be used for long-term, temporary or permanent facilities, such as construction camps, schools and classrooms, civilian and military housing, and industrial facilities. Modular buildings are used in remote and rural areas where conventional construction may not be reasonable or possible, for example, the Halley VI accommodation pods used for a BAS Antarctic expedition.[4] Other uses have included churches, health care facilities, sales and retail offices, fast food restaurants and cruise ship construction. They can also be used in areas that have weather concerns, such as hurricanes.

Construction is offsite, using lean manufacturing techniques to prefabricate single or multi-story buildings in deliverable module sections. Permanent Modular Construction (PMC) buildings are manufactured in a controlled setting and can be constructed of wood, steel, or concrete. Modular components are typically constructed indoors on assembly lines. Modules' construction may take as little as ten days but more often one to three months. PMC modules can be integrated into site built projects or stand alone and can be delivered with MEP, fixtures and interior finishes.

The buildings are 60% to 90% completed offsite in a factory-controlled environment, and transported and assembled at the final building site. This can comprise the entire building or be components or subassemblies of larger structures. In many cases, modular contractors work with traditional general contractors to exploit the resources and advantages of each type of construction. Completed modules are transported to the building site and assembled by a crane.[5] Placement of the modules may take from several hours to several days.

Permanent modular buildings are built to meet or exceed the same building codes and standards as site-built structures and the same architect-specified materials used in conventionally constructed buildings are used in modular construction projects. PMC can have as many stories as building codes allow. Unlike relocatable buildings, PMC structures are intended to remain in one location for the duration of their useful life.

The entire process of modular construction places significance on the design stage. This is where practices such as Design for Manufacture and Assembly (DfMA) are used to ensure that assembly tolerances are controlled throughout manufacture and assembly on site. It is vital that there is enough allowance in the design to allow the assembly to take up any "slack" or misalignment of components. The use of advanced CAD systems, 3D printing and manufacturing control systems are important for modular construction to be successful. This is quite unlike on-site construction where the tradesman can often make the part to suit any particular installation.

Ceiling drywalled in spray booth

Roof shingled and siding installed

Ready for delivery to site

Two-story modular dwelling

Pratt Modular Home "The Willow" Tyler Texas

Interior Pratt Homes Willow Kitchen

Pratt Modular Home called "The Entertainer". Tyler Texas

Pratt Modular Homes "The Briar Ritz"

Modular buildings are argued to have advantages over conventional buildings, for a variety of reasons.

Modular buildings can also contribute to LEED requirements in any category site-built construction can, and can even provide an advantage in the areas of Sustainable Sites, Energy and Atmosphere, Materials and Resources, and Indoor Environmental Quality.[11]Modular construction can also provide an advantage in similar categories in the International Green Construction Code.

Some home buyers and some lending institutions resist consideration of modular homes as equivalent in value to site-built homes.[citation needed] While the homes themselves may be of equivalent quality, entrenched zoning regulations and psychological marketplace factors may create hurdles for buyers or builders of modular homes and should be considered as part of the decision-making process when exploring this type of home as a living and/or investment option. In the UK and Australia, modular homes have become accepted in some regional areas; however, they are not commonly built in major cities. Modular homes are becoming increasingly common in Japanese urban areas, due to improvements in design and quality, speed and compactness of onsite assembly, as well as due to lowering costs and ease of repair after earthquakes. Recent innovations allow modular buildings to be indistinguishable from site-built structures.[citation needed] Surveys have shown that individuals can rarely tell the difference between a modular home and a site-built home.[15]

Differences include the building codes that govern the construction, types of material used and how they are appraised by banks for lending purposes. Modular homes are built to either local or state building codes as opposed to manufactured homes, which are also built in a factory but are governed by a federal building code.[16] The codes that govern the construction of modular homes are exactly the same codes that govern the construction of site-constructed homes.[citation needed] In the United States, all modular homes are constructed according to the International Building Code (IBC), IRC, BOCA or the code that has been adopted by the local jurisdiction.[citation needed] In some states, such as California, mobile homes must still be registered yearly, like vehicles or standard trailers, with the Department of Motor Vehicles or other state agency. This is true even if the owners remove the axles and place it on a permanent foundation.[17]

A mobile home should have a small metal tag on the outside of each section. If you cannot locate a tag, you should be able to find details about the home in the electrical panel box. This tag should also reveal a manufacturing date.[18] Modular homes do not have metal tags on the outside but will have a dataplate installed inside the home, usually under the kitchen sink or in a closet. The dataplate will provide information such as the manufacturer, third party inspection agency, appliance information, and manufacture date.

The materials used in modular homes are typically the same as site constructed homes. Wood-frame floors, walls and roof are often utilized. Some modular homes include brick or stone exteriors, granite counters and steeply pitched roofs. Modulars can be designed to sit on a perimeter foundation or basement. In contrast, mobile homes are constructed with a steel chassis that is integral to the integrity of the floor system. Modular buildings can be custom built to a client's specifications. Current designs include multi-story units, multi-family units and entire apartment complexes. The negative stereotype commonly associated with mobile homes has prompted some manufacturers to start using the term "off-site construction."

New modular offerings include other construction methods such as cross-laminated timber frames.[19]

Mobile homes often require special lenders.[20]

Modular homes on the other hand are financed as site built homes with a construction loan[18]

Typically, modular dwellings are built to local, state or council code, resulting in dwellings from a given manufacturing facility having differing construction standards depending on the final destination of the modules.[21] The most important zones that manufacturers have to take into consideration are local wind, heat, and snow load zones.[22] For example, homes built for final assembly in a hurricane-prone, earthquake or flooding area may include additional bracing to meet local building codes. Steel and/or wood framing are common options for building a modular home.

Some US courts have ruled that zoning restrictions applicable to mobile homes do not apply to modular homes since modular homes are designed to have a permanent foundation.[citation needed] Additionally, in the US, valuation differences between modular homes and site-built homes are often negligible in real estate appraisal practice; modular homes can, in some market areas, (depending on local appraisal practices per Uniform Standards of Professional Appraisal Practice) be evaluated the same way as site-built dwellings of similar quality. In Australia, manufactured home parks are governed by additional legislation that does not apply to permanent modular homes. Possible developments in equivalence between modular and site-built housing types for the purposes of real estate appraisals, financing and zoning may increase the sales of modular homes over time.[23]

In Wales (UK), a businessman authorized the placement of 6 mini modular homes called Pods for homeless persons on private property.[24]

Modular homes are designed to be stronger than traditional homes by, for example, replacing nails with screws, adding glue to joints, and using 810% more lumber than conventional housing.[25] This is to help the modules maintain their structural integrity as they are transported on trucks to the construction site. However, there are few studies on the response of modular buildings to transport and handling stresses. It is therefore presently difficult to predict transport induced damage.[1]

When FEMA studied the destruction wrought by Hurricane Andrew in Dade County Florida, they concluded that modular and masonry homes fared best compared to other construction.[26]

The CE mark is a construction norm that guarantees the user of mechanical resistance and strength of the structure. It is a label given by European community empowered authorities for end-to-end process mastering and traceability.[citation needed]

All manufacturing operations are being monitored and recorded:

This ID and all the details are recorded in a database, At any time, the producer has to be able to answer and provide all the information from each step of the production of a single unit, The EC certification guaranties standards in terms of durability, resistance against wind and earthquakes.[citation needed]

Modular buildings can be assembled on top of multiple foundation surfaces, such as a crawl space, stilts (for areas that are prone to flooding), full basements or standard slab at grade. They can also be built to multi-story heights. Motels and other multi-family structures have been built using modular construction techniques. The height to which a modular structure can be built depends on jurisdiction, but a number of countries, especially in Asia, allow them to be built to 24 floors or more.[citation needed]

Exterior wall surfaces can be finalized in the plant production process or in the case of brick/stone veneers, field applications may be the builders' choice. Roof systems also can be applied in the field after the basic installation is completed.

Weather, population density, geographical distances, and local housing architecture play a role in the use of modular construction for home building. Because modular construction is so adaptable, it has begun to permeate every region of the U.S.[citation needed]

The northeast is populated with factories that can combine modular housing design with other construction methods such as panelization and SIPs. Modules are typically limited to 16' width and up to 70' lengths because of the narrow road structure and densely populated areas of the region.[citation needed] Other limitations are placed on transportation to locations such as Connecticut, Cape Cod, and Long Island.[citation needed]

The Mid-Atlantic region is similar to the northeast, in terms of building design and transport restriction to modules to a width of not more than 16'.[citation needed]

Manufacturers in the Southeast often limit their ability to customize homes and focus on very traditional single story floor plans.[citation needed] Much of the south is in coastal and high wind areas; modular construction may prove appealing in this area as it is already inherently stronger as it must be built for transport and craned installation, therefore offering wind resistance as good or higher than site-built construction.[citation needed]

The central plains states typically are made up of farming and rural communities. Ranch homes are the mainstay of the region. Prone to strong storms and tornado conditions, modular construction offers the ability to better withstand these storm patterns than its site built counterpart.[citation needed] The inter-module attachments that must be made when assembling a modular home on a foundation offer an inherently stronger home than site built construction can offer.[citation needed] Interior finishes on both the walls and ceilings are typically textured. Corners on interior walls are typically rounded and finish trim around windows is optional. Because of the wider road and lower population density, modules can be as wide as 20' and as long as 90'. The ability to provide larger modules reduces the amount of modules needed to complete a home.

Home design in this area ranges from Chalet style homes to log cabin style homes. Manufacturers in the region therefore provide a number of styles of homes. Capability varies from factory to factory as well as the ability to do complete customization of floor plans. Transportation is limited mostly to 16' wide modules to travel the roads of the area.[citation needed]

The high cost of living in coastal areas, and especially California, may provide modular construction an edge due to its lower cost.[citation needed] Extreme building regulation and environmental requirements can delay the start of residential construction.[citation needed] Several factories specialize in environmentally responsible construction by following green construction standards and offering zero energy homes.[citation needed]

Living in coastal areas also mean that the modular home structure should be strong enough to withstand winds with high velocity. Modular homes, built correctly, have such kind of resistance to stand high wind velocity without any damage issues.[citation needed]

Modular building can also be open source and green.

3D printing can be used to build the house.

The main standard is OpenStructures and its derivative Autarkytecture.[27]

Permanent modular buildings can be utilized in any application where stick-built construction is used. The primary markets served are K-12 education, higher education student housing, office and administrative space, retail and hospitality, healthcare, and publicly funded facilities.

Modular construction is the subject of continued research and development worldwide as the technology is applied to taller and taller buildings. Research and development is carried out by modular building companies and also research institutes such as the Modular Building Institute [28] and the Steel Construction Institute,.[29] An example of a recent research project is MODCONS.[30]

Go here to see the original:

Modular building - Wikipedia

Westchester Modular Homes is an award-winning modular home manufacturer located in Wingdale, New York. We are celebrating our 30th Anniversary as a manufacturer of custom modular homes, also known as prefab homes, to states located in the Northeast region.

Throughout the Northeast region, we have a complete network of independent Westchester local modular home dealers who build our modular homes available for sale. We provide our local builders with complete turn-key construction & services; from permit and zoning approvals, site development, engineering, design & architectural services with expert delivery and set systems. Our extensive network of modular home companies will be there to help you through the entire process of building your new modular home.

Westchester Modular Homes builds high quality modular homes in the following nine states: New York, Connecticut, Pennsylvania, New Jersey, Massachusetts, Vermont, New Hampshire, Rhode Island and Maine.

Our product lines of residential modular or prefab homes include green modular homes, modular teardown/rebuild projects, modular vacation homes and modular additions. We welcome you to customize your modular dream home with the award-winning modular home design team at Westchester Modular Homes, Inc., a leader in the modular home industry. The possibilities are limitless when it comes to designing and constructing your own modular home; if you can dream it, we can build it.

We've recently expanded our selection of Modular Homes to offer Multi-Family Modular homes. We can provide your business or organization with the multi-family modular home it needs - from modular townhouses, modular apartments, modular commercial buildings, modular workforce housing & modular group homes.

An employee-owned company, our mission is to offer affordable and elegant modular homes that reflect our unique craftsmanship and construction capabilities. A full-time staff of over 175 workers allows us to constantly innovate and fine-tune our modular home manufacturing processes to deliver the quality luxury modular homes our customers have come to expect.

Our climate-controlled factory features the latest machinery and technology in order to ensure our modular homes meet our high building standards. Westchester Modular Homes practices green home building techniques, which include the use of sustainable materials and energy-efficient equipment in the building of a modular home. Manufacturers who adhere to these standards offer homeowners a great way to keep energy costs low in addition to being sustainable over time. We regularly offer tours at the Westchester Modular Homes Factory, and invite you to come visit us to learn more and tour one of our modular home models.

Westchester Modular Homes, Inc. works with local builders and contractors to complete the modular home building process on-site. After each part of the modular house is constructed in our factory, the modules are delivered via flatbed truck and assembled by using cranes to put the pieces in place. Our network of local builders provides the finishing touches and completes the building process. From the factory to the foundation, construction of modular homes and modular cottages can be completed in as little as four weeks.

Whether you're in the market for a traditional colonial home, a popular cape-style home or other design style, Westchester Modular Homes, Inc. offers comprehensive design and construction services for choosing the features and characteristics of your dream modular home. Our modular homes are constructed according to customer specifications and requirements through a fully customizable final design plan which is then executed flawlessly by our manufacturers and local builders.

More:

Westchester Modular Homes | Modular & Prefab Home Builders

What areas do you service?We are a supplier of modular homes in California, with a particular focus on the Greater San Francisco Bay Area. From the Pacific Ocean to the state borders, we can serve you. If you are in California and would like to build with modular or prefab construction, we would welcome the opportunity to build yourhome.

If Cutting Edge builds all over California, how can you serve me in my community?We are confident that we can compete with any local retailer of modular homes in California on price, as we are focused on customer value and work hard to control our costs and keep our pricing as affordable as possible. Our services are more thorough and customized than our other state-wide competition in California. As they say down south (where our founder is from), we "didnt just fall off the turnip truck". We have been helping Californianssince 2004and we have a complete modular home project system in place. Most of the work that we do is done by virtually, so our location is not that important except when we do our initial site visit at your lot and when we deliver the home. We work with local general contractors that manage your project on-site who should be close to you for handling the critical on-site issues. In areas that we do not have an available general contractor to refer, we can assist you in finding a local contractor to do the on-site work.

View post:

Modular Homes California

Modular homes are built in sections in a factory setting indoors where they are never subjected to adverse weather conditions like your typical stick-built homes. The individual sections move through the factory, with the company's quality control department checking them after every step. Finished modules are covered for protection, then transported to your home site. They are placed on a pre-made foundation, professionally joined and completed by your local builder.

That depends on your design and the manufacturer, but some modular homes can be built in the factory in as little as one to two weeks. And since modulars are built indoors, there's never a weather delay. It usually takes another two to four weeks for your local builder to put the pieces togetheronce the materials are delivered to the building site.

Mobile homes, now called manufactured homes, are built to conform to the same federal code, no matter where they will be delivered. That code is called the HUD code, which comes from the Department of Housing and Urban Development, an arm of the United States government.

A modular home conforms to the building codes that are required at the specific location it will be delivered toand, in many cases, construction exceeds the required codes. Some critics might even argue that a modular home is more attractive than a manufactured home.

No, and unless you were there to see the house delivered and assembled, you might not guess it's a modular home. Modular home manufacturers use computer-aided design programs to draw plans to your specifications or to modify one of their standard plans to suit your needs, so nearly any home plan can be turned into a modular home.

It's true that some modulars are very basic and resemble double-wide manufactured homes, but the two structures are still built in different ways.

No two manufacturers are alike, so be sure to ask questions about flexibility if you'd prefer to design your own home. Designed with modern stands in mind, most people probably can't tell the difference between a regular stick-built home or a modular home. They look similar to a regular home, yet are often much more cost-efficient to construct.

Yes. Most banks, appraisers and insurance companies treat modular homes the same way they do site-built homes a house that's constructed entirely on your property. Ask the mortgage brokers and banks in your area to explain how they finance modular homes.

Sometimes. Construction costs for a modular home are sometimes less per square foot than for a similar site-built home. And there are other cost-saving features:

For first-hand information, consider visiting model homes in your area. Take a look at popular websites in your state. Why not tour a local modular home factory and see the construction process in person? If you think modulars are ho-hum, you're in for a pleasant surprise.

After you choose a modular home builder, talk with a local real estate agent to determine where you can place your modular home. You will need a foundation, either raised or slab. Keep in mind that slabs are more common in hot, dry climates. You'll also need utilities on the land and the right zoning to build.

Edited by Elizabeth Weintraub, Homebuying Expert. At the time of writing, Elizabeth Weintraub, CalBRE #00697006, is a Broker-Associate at Lyon Real Estate in Sacramento, California.

See original here:

How Do Modular Homes Differ from Manufactured Homes?

Whether you are first time home buyer moving into your first home or moving up to larger home, trying to find that perfect home can be difficult. If you buy an existing home, you are typically just buying someone elses problems and accepting their colors selections.

With the modular homes for sale by Express Modular, you have the comfort of knowing exactly what materials you are getting, how you home is built, and you even get to select your own colors. In addition, you get to customize the home plan to meet your exact requirements.

When looking at previously owned available properties, you may find a selection of styles and price points in your neighborhood. However, older homes typically come with a wide range of issues that are hidden, even to home inspectors. Termite damage, water damage, and structural issues are often hidden behind the walls. All of these issues are expensive risks that typically dont show themselves until you can least afford it. Newly built modular homes come without all of the hassle and headaches.

See original here:

Modular Homes for Sale | Immediate Delivery Homes

Can Modular Homes be Custom Homes?

As you begin to plan building a new custom home you need to be sure that your new home will be healthy for you and your family and support your lifestyle. You should begin with a house plan that enhances your lifestyle. You require a custom home to be just that, custom. You want to make changes to materials, elevations, and floorplans. We utilize the design flexibility of modular construction to build your custom home utilizing our plans, or you have the choice to bring us your custom plan and have us convert it for modular construction and build it.

When we build a custom home we take great satisfaction in bringing our customers dreams to life. We work hard to take each and every home plan and design the custom home that our customer dreams about. We are experts at analyzing a building site, listening to your wants, and then assisting you, as your home builder, to design a custom home plan that we can build using modular construction. Since we are the only national custom home builder that entirely uses modular construction, we have distinct experience and insights that we can give to you making your home building experience a delight. We go out of our way to make sure we provide you with every advantage that modular construction has to offer!

See original here:

Modular Homes & PreFab Homes In Secaucus, New Jersey ...

Now on Flickr

View our collection of HiPerformance modular homes we've built over the years on Flickr. We have thousands of photos with monthly updates.

Learn More

Tour this new model

Nationwide Homes opens a new HiPerformance model in Martinsville, Virginia. The Homestead V is one of 8 models in our popular c... Read More

Nationwide Homes has the resources and experience to build and deliver the high performance modular home you want. From selecting the plans and features to the finished home, we make building a modular home easy. Builders looking to improve their business or homeowners looking to create a home with exactly the design and features they want, let us show you how easy building a high performance modular home can be.

If you are a builder or a homeowner working with a builder, we will make building modular homes easy by managing and implementing all of the details. Whether you are looking to build 1,000 or 4,000 square feet, we believe that building the modular home you want should be an exciting, hassle free experience.

We dont just build modular homes. We build HiPerformance systems-built homes.

HiPerformance homes include: HiPerformance Construction, HiPerformance Design and HiPerformance Green.The benefits of building high performance modular homes with modular construction are ease and efficiency that is greater than site-built counterparts. Our high performance design offers a no-compromise approach that result in high-quality modular homes built for long-term living with lower utility costs.High performance modular home design also includes many shades of Green building levels that outperform site-built homes.

Nationwide high performance modular homes are backed with over 50 years of experience. Experience you can build on.

Nationwide high performance modular homes are available through our network of approved builders in Alabama, Delaware, Florida, Georgia, Indiana, Kentucky, Maryland, North Carolina, Ohio, Pennsylvania, South Carolina, Tennessee, Virginia, Washington D.C. and West Virginia.

Start by searching our modular home floor plans for the features you want: square feet, bedrooms, bathrooms or number of floors. Were sure that youll find what youre looking for.

The rest is here:

Nationwide Modular Homes