David Bennert

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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
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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
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(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
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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
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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
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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
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Access? Trees? Power/phone lines? Other
Properties? Site Works?
2. Design Selection
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Can you select an existing design to meet you site
and client needs
3. Identify an experienced, reputable contractor
with experience in modular construction
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Exclusive dealer or Independent GC?
The Modular Process
4. Determine your product needs and
DOCUMENT
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Energy efficient certification? System Vision?
HealthyBuilt Home?
5. Determine your GC requirements
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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
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Modular specifications
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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
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