The questions and answers below come from 17 years of helping clients. They are the questions most often asked, and the answers are updated as necessary to accurately reflect the current marketplace.
1. Q. CAN I REALLY SAVE TIME AND MONEY BY USING FACTORY BUILD HOUSING INSTEAD OF CONVENTIONAL SITE BUILT CONSTRUCTION?
TIME. Absolutely!! Once the Building Permits are ready, and the project can begin actual onsite work, the time savings can be quite substantial. We have done subdivsions where the on-site production schedule, from start to finish, on finished lots, was 9 weeks, to move-in. And we made it!!
The more custom the home is, and the more onsite subcontractors needed, for custom finishes, etc, the longer the time line. That being said, we have completed custom units in 10-12 weeks, instead of 10-12 months. This is a 75% savings in time.
MONEY. After construction of over a hundred factory built homes, we have seen a typical savings to our clients of 10% to 20% on their project budgets, versus site bult construction. These savings are achieved primarily through:
- 1. Reduced financing expense, due to shortened construction timetables,
- 2. Less supervision and overhead expense, due to shortened construction timetables, and
- 3. Savings on the product itself, especially when larger homes are built, which get the greatest economy of saving scale from the factory.
- 4. This 10-20% savings is achieved wherever you may be building, as it is inherent with utilizing the process. Owner-builders doing the work themselves can often achieve additional savings of 15% to 25%.
Our client profile is typically comprised of the following senarios:
CLIENTS WITH RURAL SETTINGS
Clients with land in rural settings always have faced a difficult time getting a home developed, due to distance from the marketplace, the costs associated with "travel time", and the general lack of desire on the part of contractors to oversee or work on a job off the beaten path. This is where Factory Built product stands out. Quality modules, finished to ready for carpet to be laid, delivered and set in a matter of days and ready to move in, has been the answer for many of our clients. And there is no limit to both the size and quality of the product delivered. Rural cottages or rural mansions, the choice is yours.
CLIENTS WHO HAVE OTHER MORE IMPORTANT PRIORITIES AGAINST THEIR TIME
Many of our clients would like to be able to make the time committment to getting a project done, but their jobs or family situations just do not allow for this. Other Clients, having gone through a Homebuilding "adventure" once before, just don't want the headache or stress of doing it again They would like to get a home completed as quickly as possible, once the Permits are ready.
TOUGH ECONOMIC MARKET FACTORS SQUEEZE DEVELOPERS
Developers we have worked with are looking for a way to develop homes on a tight budget, due to lenders high costs of funds, or tough lending qualifying. Factory Built Subdivision projects we have worked on have helped Developers do this very successfully.
CLIENTS WHO ENJOY BEING ON THE CUTTING EDGE OF HOUSING.
Many clients see the value of the product, and just want to be on the cutting edge of the future of homebuilding. Quality, appealing Green Certified Factory Built Housing Product just makes sense.!!
A. Most factory-built homes are comprised of three-dimensional modules. These modules are transported to a home site and installed on a state approved foundation or support system. California law clearly distinguishes among the types of factory-produced homes by the building code to which the home must comply.
- Manufactured homes (also known as HUD code units)are constructed to comply with the National Manufactured Home Construction and Safety Standards (24 CFR 3280), a uniform federal building code administered and enforced by the U.S. Department of Housing Urban Development. Most factory homes constructed in California each year meet this code.
- Modular homes (also known as FBH units), are constructed to comply with the California Uniform Building Code (CBC Code), which is incorporated into law at Title 25, Chapter 3 of the California Administrative Code. This is the same Building Code that all Site Built Construction conforms to.
- Mobilehomes were constructed to comply with standards enforced by the State of California prior to June 15, 1976, when the federal preemptive HUD Code became effective. Even though there is a significant number of mobilehomes in the existing housing stock, mobilehomes have not been constructed since this date.
A. Manufactured housing (HUD code). Since the early 1990s, In California, over 50 percent of new manufactured homes sold are sited on lots in urban, suburban or rural neighborhoods. Facilitating this opportunity are state laws (Government Code Sections 65852.3 and 65852.4) which state that cities and counties cannot prohibit manufactured homes on permanent foundations from being located on any lot which is zoned for site-built single family residential homes. Local governments may only impose architectural requirements on the manufactured home itself which are limited to roof overhang, roofing material, and siding material, so long as the requirements, or any other lot development standards imposed on the manufactured home installation, do not exceed those required for a conventional home on the same lot. The state does not require manufactured homes to be installed on foundation systems, although local governments may impose this restriction on their own. Also, Homeowners Association covenants, conditions and restrictions (CC&R's) adopted on or after January 1, 1998, cannot forbid the sitting of a manufactured home on a residential lot, if the home can meet the same architectural standards imposed on any site-built homes in the subdivision.
B. Factory Built Housing (CBC code). Since the early 2000s, The same State level of entitlement indicated above, that has been effect for HUD code housing, is now applied to CBC code Modular Housing. The doors are open statewide for CBC code modular product to be placed not only on all residential settings, but also in multifamily and commercial settings i.e. wherever any site built product can be done!! The only restrictions are the factories ability to build and ship the product.
5. Q. WHY AREN’T THERE MORE MODULAR (UBC CODE) HOMES AVAILABLE IN CALIFORNIA, LIKE ALL THOSE GORGEOUS HOMES I SEE ON THE INTERNET?
A. THERE ARE!! With the passage of Title 25, of the California Code in 2000, Factories can now make products that conform to the required CBC Code in California. These homes are now inspected in the same fashion, with the same right of exlcusion to local Building Department inspections, that Manufactured Housing enjoyed for the last 25 years in California. Each home does have to be site specific, as to meeting or exceeding the sesmic structural package and Title 24 energy requirements. The good news is that many Factories, in order to meet these requirements and still be cost effective, have simply adopted a more stringent worst case attitude, so that any home built will conform. You as consumer reap the benefit if this type of approach, as your home comes with a superior structural and energy package, typically at a price to you of less than the lessor "required only" package for your site. It has taken several years for Factories to gear up for production related to the Modular market, but it is now taking off, and you are going to see the full specturm of products you have seen on the internet being built all over California in the coming years!! Think about working with us, to be the first in your area!