David Bennert Innova Homes, LLC Asheville, NC AFFORDABLE MODULAR HOUSING (A ‘PIECE BY PIECE’ PRESENTATION) 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 HillsMountain 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 Ranch End Front 1200 SF 3/2 Ranch End Front 1200 SF 3/2 Ranch End Front 1000 SF 2/1 Ranch End Front 1000 SF 2/1 Ranch End Front 1000 SF 2/1 Ranch End Front 1000 SF 2/1 Ranch End 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 CapeUpgraded 1000 SF 2/1 CapeUpgraded 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