What is Modular Building?

Why Build with Us?

 Design

Do you have home models or standard floor plans? 

Five Oaks Homes is a true custom modular builder. Unlike most pre-fab builders, we do not have models that our clients must select from and then may alter slightly.  Many of our clients hire an architect to design their future home; others bring their ideas and our design staff collaborates with them to create their home.  To understand how we work with clients to develop house plans, see our Design Process.

We do have three links on our website that potential clients can browse for design ideas.  First is our Portfolio page, which provides examples of houses we have already built.  Second is the Active Projects page that displays homes which we are currently designing or are under construction.  Third is our Links page, which connects to several internet plan databases that may provide ideas for the home you are looking for.

What’s the difference between modular building and manufactured housing?

A manufactured house is built in a factory and conforms to HUD code, rather than international or universal codes that govern all other housing, such as the International Residential Code.  A manufactured house is built on a permanent metal chassis and is often set on a temporary foundation.  It is often referred to as a mobile home, or trailer home, and typically doesn’t appreciate in value the same as a standard home.  Many restrictive neighborhood covenants are written to exclude manufactured homes.

Modular homes are built to the same national, state, and local codes to which a site-built house must conform.  They are built off-site to be delivered and installed on permanent foundations.  They are subject to inspections by local building officials to verify that all work is done properly.  Modular homes typically appreciate in value similar to site-built houses.

How custom is “custom”?

How custom do you want to get?  How about mirrored exercise rooms, steam showers, tumbled marble baths, glass view walls, tiled dog showers, concrete countertops, negative pitched roofs for modernist design, 27-foot high barrel-vaulted living rooms, rusted metal roofs, fireplaces in every bedroom, corrugated metal siding, underground modules? More…?

Do I need an architect?

The decision to use an architect depends mainly on code requirements at your building site.  Some locales require an official architect’s seal on the drawings for construction, although most counties in Colorado do not. 

A good architect brings artistic vision to the design of a house that may be desirable.  However, if hiring an architect doesn’t fit your needs or your budget, Five Oaks Homes has a talented design staff that will work with you in developing a design and selecting materials and finishes that suit your personal tastes and finances (see our Design Process).  It’s your choice.

Can you handle special seismic, snow load or other special situations?

Yes.  Working with our in-house designers or with engineers familiar with your specific setting, and with code officials overseeing your construction site, we can build a house that meets just about any special conditions.

Construction

In which regions of the country does Five Oaks Homes build?

The majority of our projects are in Colorado, but we are currently working with clients and potential clients building in New Mexico, Arizona, Wyoming, Oregon, and California.

How are the modules transported to the site?

Most homes are shipped to the site by low-boy trailers and installed by crane.  Images of the take-down and setting process can be seen here on our website.

How complete is the home when the modules arrive?

Five Oaks Homes are completed through:

• Design

• Permitting

• Framing

• Window and door installation

• Rough HVAC

• Rough plumbing

• Rough electrical installation. 

• Insulation

• Drywall hanging

At this point, the modules are prepared for travel. 
 

Once the house is assembled and connected on-site, the following will need to be done by the local contractor (or owner for a DIY project):

• Hookup to local utilities (power, water, phone, cable, sewer/septic, etc.)

• Exterior treatment

• Drywall tape and texture

• Painting

• Cabinets and countertops

• Base and casing

• Flooring

• Trim and fixtures for electrical/plumbing/HVAC

What kind of site preparation is required?

In general, preparation of the site includes: securing local building permits; site excavation and grading; construction of the foundation; and bringing utility lines (sewer, gas and water supply, electrical, etc.) to the foundation.

What type of foundation is required for a modular home?

A Five Oaks home requires a raised stem wall foundation, usually made of concrete, although other construction types could be used.  Foundation types include crawl space, walk-out basement, and full basement applications.  Modules cannot be directly set on a concrete slab because the floor structural system requires separation from the ground to prevent wood rot and allow hookup to site utilities.

Do I need local subcontractors?

Yes.  In most cases, our clients either work as their own general contractor and hire subcontractors, or hire a general contractor to prepare the site for the home we are building them and coordinate the finish work. 

We have had clients handle their own site prep work.  Five Oaks Homes will provide as much information as possible if you wish to handle the preparatory work yourself.

Some clients are encouraged by the opportunity to invest some time and sweat into their home.  Others are confident that high-end finishes will be applied by knowledgeable contractors from their area.  Either way, Five Oaks Homes can provide you a house to make your home.

How is code enforcement handled?

Five Oaks Homes builds under the enforcement umbrella of the Colorado Division of Housing, which reviews our building practices and procedures for each home we build.  Code inspections take place at our facility throughout the construction process.  The CDOH has reciprocity agreements with most of the states surrounding Colorado.

You will need to pull permits for the on-site work (foundation, septic, well, etc.), but the construction done at the Five Oaks Homes plant is inspected and permitted by the state.

How long does it take to build?

Typically, construction of your modular home takes 14 to 16 weeks from the date of issuance of the building permit.  Foundation and site prep work should occur concurrently with the modular construction.  An additional 2 to 4 weeks is required for site work after the modules are set.  During the building period, pictures of your home are posted regularly to your personal file on our website so you can see the progress.  Of course, you may visit our factory to walk through your home as often as you wish.

What is the process for having a custom home built by Five Oaks Homes?

1. Idea development;

2. Schematic design (either with Five Oaks Homes or a qualified design professional hired by the homebuyer);

3. Design development (including the selection of finishes and other specifications);

4. Contract with Five Oaks Homes to build your home;

5. Prepare the site while your home is under construction;

6. Set the modules and hookup to site utilities;

7. Complete the finish work;

8. Move in.

Financing

What is the construction cost per square foot?

Advantages of modular construction

In the last year our prices have ranged from about $85 per SF to more than $150.  A safe ballpark range to figure the cost of your new house would be between $70 and $90 per SF for the house as it sits at our plant.  Site construction, transportation, and site finishing is in addition to these costs.

The basic shell of every house constructed by Five Oaks Homes is built to the same exacting standards: 2x6 exterior walls with Zip-System weather protection, spray-in foam insulation, engineered floor and roof trusses, composite plumbing materials, and advanced electrical components. 

On-site finishes

Beyond the basic construction, the particular finishes and specialty items chosen by each client determine the ultimate cost of the home.  All things being equal, large houses generally cost less per square foot than small houses because expensive components such as plumbing and heating systems, kitchen cabinets and countertops, and bathroom fixtures are spread out over more square feet in a large house.

What does it cost to have a house delivered?

The cost of transportation and set-up are not inconsequential considerations when you think about a modular house, but they don’t need to be a deal-killer, either.  A very rough rule of thumb would be eight dollars per loaded mile from the point of origin for each truck and about $1250 per box for crane, set, and utility hookups.  Part of the service we provide is to consider the costs of shipping and setting at the design stage of your home and attempt to minimize such costs from the start.

Is the house considered a regular house by financing institutions?

Yes.  Most lenders are realizing that pre-fab construction is equal or superior to site-built construction.  Homes by Five Oaks Homes are not stigmatized by the “trailer house upgrade” syndrome because they are built by real construction pros not factory assembly workers, and subject to standard code requirements.  If your bank is reluctant to consider this type of construction, we will introduce you to several banks that have worked with Five Oaks Homes for years.  They will be happy to discuss your purchase with you.

Do you offer financing?

No, we don’t offer in-house financing.  We would be happy to refer you to several lending institutions with whom we regularly work that know, understand, and appreciate the quality of our homes.  They provide the same high level of service for your financing needs that Five Oaks Homes provides for your construction needs.