All Forum Posts by: Eric Teran

Ryan Solstice I built a modular home and it is definitely worth it. I also wrote a BP blog post that you can read here, https://www.biggerpockets.com/blogs/9522/68289-i-love-modular-construction-and-so-should-you.

Matthew Wolfe I think you are getting ahead of yourself to ask for a RFP. There is no information for a Contractor to provide a bid. I would recommend hiring an Architect to do a feasibility study first. This will tell you exactly what you can build and get any zoning questions answered (very easy to find out). However this is just a start and the final design may drastically change if there are any city or neighborhood meetings. From there you can have the architect provide a schematic design with materials shown. Once you have this you can bring in the builders. Of course this will be a preliminary bid as there are still too many outstanding items. Another option is to have the architect do what I stated above but bring in a Contractor to provide cost estimates from the beginning. Most likely You will have to pay for these at first. Once it is time to bid on the project you let the Contractor bid on the job as well as a few others. The majority of big projects (millions of dollars) are done this way. One more option that is done all over the world but not really in the USA is too hold a competition. One of the requirements might be that only design build firms may enter. You will have to give other parameters as well, for example, budget, desired SF, aesthetics and so on. Regardless of the method used above asking for a RFP at this stage of the game won’t do you any favors. Feel free to PM me with any questions. Good luck.

You can’t truly tell unless you make a few holes in the ceiling. Get a hammer and have fun. See which way the joist run. Take a photo and share. A few tips if load bearing: 1. Don’t hire an architect for this (full disclosure I am an Architect). Hire a structural engineer. You can find one and pay per hour. Read tip #2 why you need a structural engineer and not an architect or contractor. 2. You can easily install a header across. However if you do you are now changing how the loads transfer from the roof to the foundation. You will need a post at both ends. These post will have a tremendous amount of weight on them going to the foundation. The structural engineer will tell you if you need to make your footings bigger and what size header you will need. This can add a lot of costs. 3. You also have to notify the city if it is load bearing. They will require plans and give you a permit. Another cost but you can sketch out the plans and the engineer can provide the calculations. Good luck!

@Aaron Farr and @Chris M. I don't know of any in the PNW. You will have to call a lot of places and see if they can do what you want. A few things to ask:

1. Most modular companies only like to deal with 11'-10, 13'-10 and 15'-10" modular widths. 15'-10" will cost more as they need a car in front of them with an oversize sign on them. Ask the company if they will do custom widths. Out of the 30 I called out here in the Mid-Atlantic only two of them said they would. 

2. Check out their website and look for the standard packages. The problem with modular is that they have lots of ugly base packages. Usually they will also have an upgrade package but it is still not that great. Of course you can do this on site as well but the key to saving money and time is getting as much of it done in the factory as possible!

3. Will they work with you to get a custom product. For example, I used Excel Homes and I wanted a free standing tub. They didn't have the one I wanted but they could get one pretty similar so we went with that. Same goes for the tile. They used Daltile so they told us pick anything from Daltile even if it is not in their packages and they should be able to get it. 

4. Usually each modular company has their team that they send to the site to set the house. However, they require you to go through a General Contractor. That GC already has an agreement with said modular company to do any of their work in their area. Sometimes a modular company might have two GC in the same area but not likely. That is a draw back if you like the modular company but no the GC. Of course the GC doesn't have to do the entire project and they might work with you for them to only do portions of the projects and then you can have your own GC do finishes. 

If I think of anything else I'll let this post know. 

Good Luck.

Holly, you are going learn a lot by jumping into the deep end of developing raw land. There is a lot to learn and to do. I echo the comments of the other post. A few months ago I also wrote a BP blog about the first steps to take when purchasing a property. You can read that here, https://www.biggerpockets.com/blogs/9522/66311-zoning-why-zoning-what-zoning-huh. If you have any questions please ask. Good Luck!

I like the +55 idea and all those types of communities around my area are completely full. In regards to modular build I am a big proponent. I wrote a BP blog post that you can read here, https://www.biggerpockets.com/blogs/9522/68289-i-love-modular-construction-and-so-should-you. I also wrote another blog that gave a daily update on my modular home that I built last year. Let me know if you want that link. A few things about modular for your project. 1. If you go modular you have to start modular with your design so find an Architect that has done it before. If you do the design first and then try to fit it into a modular layout it will be painful. 2. For 55+ I think you could easily fit each person into one or two modular units which will make the design pretty straight forward. 3. Shop around for the right modular company. Find one that has the majority of finishes that you like as one of their packages. Usually they are pretty standard and ugly. If you have any questions regarding all the site development just PM me. There is a lot of stuff. Good Luck.

@Mindy Jensen and @Karen Margrave thank you for your insights. Sorry for hijacking this thread. I just really want people to understand why modular is much more efficient than a typical stick build. In order to make it as efficient as possible there is a lot to know which is why I called over 30 modular companies and lost 2 deposits until I found the right one. 

@Mike Herbon you can either design a custom modular home for find some stock plans. Stock plans don't always work for site specific needs. The only problem with custom is that a lot of modular companies will not do a full custom home. If they do you need to base your design off of modular principals. If you design without those principals and then try to make it into modular construction you will sacrifice your design, time and probably pay more. 

I don't know your price point but if it is on the middle to lower end stick to all the modular company stock options. This will save a lot of money because they have everything in bulk and it will all be done in the factory. If not you will have to do it on site. Once you think you found a company go onto their website and look at their options. They usually have three levels but it doesn't vary that much. 

In the end modular will save you money (labor and materials are cheaper) and definitely save you time. Time is money. 

I would be happy to share with you stories on what not to do and what to look out for if you have any questions. 

Good Luck. 

@Mike Herbon my post keep getting deleted because I am linking my daily blog (from start to finish) that I wrote when I built my own modular home in Virginia last year.  I think @Karen Margrave might have read it because we have commented on other modular construction discussions and I used to be able to share the link. 

I wrote a lot more in the first two deleted post but I don't want this one to be deleted as well. 

Good Luck. 

@Ronald Mentzergreat explanation! Be very nice to the city official during this process. 

I will add one piece of advice from an Architect's perspectives. Find out what your neighbors think of your property getting a variance. Most likely there will be some type of public hearing and neighbors will show up. Especially if they do not want it in their neighborhood. There is almost always one person who will not want it and rile up the entire neighborhood against you. I can tell you some stories and we will need some whiskey to get through them! You have to find out who that is and make it seem that you are working with them. 

With my projects that are complicated and have a public hearing we always hold neighborhood meetings. First I find out from the city who is legally informed. I then make a mailing list and send it to all those same people that will be getting notices from the city. I hold the meeting at the project site and have coffee or doughnuts for the neighbors. I also have plans, elevations and possibly 3D renderings to show. Sometimes we even stake the corners of the projects so that they can visually see what is going on. However, this is still very schematic. I want the neighbors to voice their concerns and show them how the design evolves with their input. 

If it is a complicated neighborhood I might hold a second neighborhood meeting showing them the compromises made to satisfy their concerns. Perhaps you only have 75% of the length at 14' and the rest at 12' so that the front is not so bulky. Who knows. Always ask for more than you want at the first meeting and then give some concessions to the neighbors as the project evolves. 

This strategy is good for a few reasons:

1. You can tell the city council (or board or whoever) that you have been working with the neighbors and hear their concerns.

2. You can show them that you have made concession from your original plan (only building 75% at 14' rather than the full 100%). 

3. Neighbors cannot state that they were caught by surprise or that you are trying to pull a fast one over them.

4. Some neighbors probably like you by now and will not show up to complain. Some might even say they favor the variance and think the zoning code should eventually change. Getting neighbors on your side is an enormous bonus! Especially if they show up. 

5. During the hearing you can say something like, "Neighbor A was concerned about topic X so we modified Z and have now resolved their concern." Look at you! The hero! Resolving issues that the city council doesn't have to worry about and waste time on. You are now on everyone's good side.

I know this is a lot more work but it has always been worth it when I have done one. Of course this is sometimes overboard depending how each city approves variances. However, if there is a public hearing take the time to do this. I can get into more details if you have questions. 

Good Luck.

@Ricardo James being your own GC will save lots of money. I did that when I built my modular home in Alexandria last year. Saved at least 15%. Be sure that you have lots of time and a good set of drawings so that you can make sure your sub-contractors are doing the work correctly. For the plans you will need an Architect and a Structural Engineer. It looks like you realize how expensive it is to build in DC. PM me if you need any help .