Modular home installation: what to know

What the job involves, what changes the price, and what to ask a pro.

What modular home installation is

Modular home installation sets factory-built home sections onto a prepared foundation with a crane. The crew joins the modules, connects utilities, and finishes the seams, roofing and trim on site. People choose modular for a faster build with more of the work done in a controlled shop.

Signs you need it

  • You have bought a modular home and need the site, foundation and set arranged
  • You have a prepared foundation or pad and need the sections placed and joined
  • Your delivery route or site has tight access, and you need a crane crew that can place the sections safely
  • Your home was delivered in sections, and the seams, roof joints or trim still need to be finished
  • You need the utilities connected to a set home, such as water, sewer, electrical and gas lines, by licensed trades

What the pro does

  • The installer checks the foundation for level, anchor placement and the bearing points the modules will rest on
  • The crane crew sets each module in order, with the sections aligned and secured to the foundation
  • The crew joins the modules, sealing the seams and tying the framing, floor and roof sections together
  • Utility trades connect water, sewer, electrical and any gas, and the connections are inspected
  • The crew finishes the roof joints, siding, trim and interior seams, and checks doors and windows for fit
  • The installer completes the final inspection and hands over the home with the manufacturer and installation records

What changes the price

Every job is different, so we do not publish prices. These are the things that move the quote up or down.

  • Foundation type and condition, including whether the pier or slab is ready or must be built or corrected
  • Crane access, site distance and the number of modules that need to be set
  • Distance from the factory to the site and any escort or oversize transport requirements
  • Utility connection distance, including trenching, sewer, water and electrical work
  • Interior and exterior finishing left to do after set, such as roofing, siding and trim
  • Permit and inspection requirements that vary by jurisdiction
  • Weather delays and the days a crane cannot operate

What a written quote should spell out

  • Foundation work included or excluded, and who checks the foundation before setting
  • Crane rental, the set date and the crew size for the setting day
  • Utility connections on each side of the home, with trenching and tie-in work listed
  • Seam finishing, roof joints, siding and trim work by line item
  • Permit fees, inspections and who schedules them
  • Warranty on the set and the seams, and what the manufacturer covers separately

Questions to ask before you hire

  • Who checks the foundation before the crane arrives, and what happens if it is out of level?
  • Are the utility connections licensed trades, and who arranges their inspections?
  • Who is responsible for the seams, roof joints and trim after the modules are set?
  • What happens if the weather stops the crane on the setting day?
  • Does your quote include the escort or transport for oversize sections?
  • Which warranty covers the set, and which covers the factory build?
  • Can I see a modular home you have set on a site like mine?

Red flags

  • They will set the modules on a foundation they have not inspected or that is clearly out of level
  • They cannot say who does the utility tie-ins or who pulls the inspections
  • They leave the seam and roof joint work out of the quote without saying who does it
  • They will not show a crane plan or a set day plan for the site

What you can do yourself

You can prepare the site access, clear the setting area of vehicles and obstacles, and gather the manufacturer's instructions and the foundation drawings. Do not attempt to set, join, or connect any module yourself, and do not do the utility tie-ins, the gas work or the electrical work. These need a licensed installer and licensed trades.

Licenses and permits

Modular home installation usually involves licensed utility trades for connections, and many areas require installer registration or a building permit. Check with your state or local licensing agency and your local building department for the installer, trade and permit rules that apply to your site.

Modular home installation questions

Does a modular home need a special foundation?

Modular homes are set on a prepared foundation such as piers, a crawl space or a slab, depending on the design and the local requirements. Ask the installer which foundation the manufacturer specifies and who checks it before the set.

How long does the set take?

The set itself is usually a short crane day, but the seams, roof joints, utilities and inspections take additional days. Ask for a written schedule that shows each part of the work.

Is the home finished when the modules are set?

Not always. Roof joints, seams, siding, trim, and utility tie-ins often remain. Confirm in writing which items the installer finishes and which the homeowner or another trade completes.

About this guide

This national guide is written and checked by infinibell. Rules and conditions differ by place, so local pros are credited on guides for the cities they serve, not on national ones.

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