So you are looking at property and have decided to build a modular home. You may have even decided to act as your own general contractor. You are now putting together a budget. It is fairly easy to get the prices for the land and the modular home, but it is not as cut and dry to piece together everything else that will be needed at your job site.
I built a modular home about two years ago and went through the same process. I had a difficult time finding ballpark figures for many things when trying to budget my project. Below is a list of things to keep in mind when putting together your budget:
1. Utility hooks ups and your distance from existing utilities (electric, natural gas, propane, water)
Survey and site layout
Excavation for foundation/basement
Foundation and basement
Driveway costs
Electrician to wire up basement
Plumber to do rough plumbing under basement floor prior to setting house
Concrete flat work (basement floor)
Plumber to do finish plumbing (hook home to rough plumbing)
Staircase to basement
Electrician to hook house to utilities
Plumber and electrician for a septic tank (if needed)
Carpenters for a deck
Contractor for a patio
It is important to get multiple bids when determining your modular home costs. Another thing to keep in mind is that you should not necessarily choose your contractors because they are the cheapest. You must check with references, view previous work they have done, verify that they are insured and licensed to work in your city. I met with my foundation contractor at a job site he was working on and was so impressed that I chose him even though he was the highest of my three bidders. I could have saved a couple of thousand dollars with someone else but I doubt it would have been worth it.
If you do not feel that you have the time or expertise to manage the contractors involved, many modular home builders will act as your general contractor for a fee. This may be the route to choose if you do not have time to meet with all of your contractors at the jobsite.
Finally, keep in mind that you should pad your budget by about 20% for unforeseen things. Even though the site work is minimal on a modular home versus a site built home, you must be prepared for contingencies. Weather delays can cost you more interest on your construction loan, excavation costs can rise if it is a difficult jobsite, etc. Every construction job has its problems, so be prepared with extra money in the budget to be able to handle these issues as they arise.
Tim Montey is a modular home enthusiast who built his first modular home two years ago and detailed that experience and his costs for the site work at Modular Home Choice.
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