Archive for the ‘Modular Homes’ Category

Lusk Custom Design and Construction (LCDC)

Friday, October 1st, 2010

Currently, LCDC is preparing a homesite and building the foundation for a factory built modular home in Del Mar. 

Two years in planning and permit processing with the homeowner, LCDC is constructing San Diego’s first, factory systems-built modular home.  Designed by Michelle Kaufman, AIA of Oakland, CA, the systems-built modules were permitted by the State of California.  The systems-built modules were completed in Boise, ID, in just 10 days.  When the foundation is ready, the completed modules will be transported  and crane set on the matching  foundation, in one day.    The custom modular home is scheduled for completion within 3 months of module setting.

Systems-built modular homes are built to the same International Building Code (IBC) standards as are site built (stick built)  homes.  LCDC systems-built homes will be stronger and faster built,  using green products and upscale features, at lower cost than site build construction.  Our target market is the high income family wanting to design/build a custom home to showcase their ideas and fulfill family needs.   The high end client is attracted to the smart technology and time saving  benefits of nearly completed modules.   Application of  existing modular technology will deliver better value and reduced construction problems, delays and cost overruns.

Each custom modular home site will be attended and managed by a full-time  hands-on  LCDC project manager.   LCDC, together with its direct employees and subcontractors prepare the site, connect the utilities and complete the remaining construction and finish of the custom home..

Business Model

Lusk Custom Design & Construction is a progressive design/build residential building contractor. The company is licensed, bonded and carries workers compensation and liability insurance  Design/build is two steps:  Initially, preliminary floor plans are created with elevations based on the owner’s ideas and reference materials.  The completed preliminary design is then submitted to a systems-built modular factory for review and range pricing and transportation costs.   To complete the first step, a proposal is prepared with a fixed price, plus allowances for undetermined items.

Acceptance of the proposal and contracting module manufacture and homesite construction is the second, and final step in the design/build process.  It is seamless because the designer and builder are one-in-the-same.   Both homeowner and contractor have time to test the relationship and build confidence together as well.

Systems-Built Modular Homes

Engineered, systems-built modular homes are factory built with completed interiors*, in less than two weeks.   Original design, or, adapted design for factory construction and transportation, incorporate the same quality and custom features as a site-built custom home.   What’s more, factory built modular homes are actually built stronger and better because they are engineered for transportation and crane lifting at the homesite.

Following environmentally controlled factory construction and inspection by Certified State of California Inspectors, the home modules are trucked to the homesite on special carriers.  Then, crane set into place, usually in one or two days.  The installation crew also lifts into place roof sections and details, such as completed dormers and cupolas.     Structural and utility connections are completed and finish details are performed by the site contractor.   The builder will then complete decks, railings, garages, and other exterior and interior architectural features.   All site work is permitted and inspected by the local juristiction.

The combination of reduced cycle time, more efficient and affordable construction, reduced dependence on subcontractors and direct labor, predictable and controllable cost,  climate, and  efficient use of capital result in lower cost and a better-built, systems-built  modular home.   From concept to completion, homeowner benefits are  time and money saving without sacrificing  the luxury and custom features expected in a custom home.

* including kitchen, bathrooms, furnace, water heating, finished walls and trim

Systems Built Modular:  Facts and Advantages

  • Factory built on raised, joisted floor system – same as site built homes
  • Size, architectural style, specifications, appointments, materials and finishes are same
  • Factory manufactured modules built and inspected to same building code (IBC)
  • Modular homes are built stronger and better for transportation and crane lifting
  • Modules built in factory controlled environment
  • All walls and penetrations are sealed during assembly resulting in highly efficient environmental and sound control
  • Superior quality controlled construction
  • Limitless customization of interior and exterior prior to manufacturing
  • Faster built -  in less than 10 work days
  • No weather delays
  • Highway transported.
  • Modules crane set complete in 1-2 days
  • All site work permitted and inspected with local building permit
  • Same financing as stick built.
  • Shorter, easier and more efficient construction time. (faster cycle time)

Superior cost control and better value to homeowner

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Custom Modular Homes

Friday, October 1st, 2010

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What are site built homes?

  • All construction performed at the jobsite (homesite).  Often called “stick-built” and the traditional way most homes are built in the USA.
  • Foundations are usually poured concrete perimeter walls, or, concrete slab
  • Construction conforms to state and local building codes.
  • Residential construction requirements  are according to the International Building Code (IBC)
  • A Building permit and progress inspections by the local authority are required

What are Manufactured Homes?

  • They are factory built on a non-removable steel chassis.
  • Common names are mobile home, house trailer, mobile job site office, portable storage building.
  • They conform to Federal HUD code, versus local building codes.
  • Local permits and inspections are usually required for utility hook-up’s only.
  • They can be built in multiple sections, hauled to the site and attached.  Portable classrooms are an example of manufactured buildings.
  • They are transported on their non-removable steel trailer bed, complete with wheels and drawbar.  Their foundations are considered “temporary” because they are easy to relocate.
  • They require financing specific to the mobile home industry.
  • After site installation, manufactured homes do not typically increase in value.  They are mostly located on rental spaces in parks specifically designed to accommodate mobile homes.

What are modular homes?

  • They are factory built in sections called “modules”.   Modules are constructed to the same IBC building standards as site-built homes.
  • Factory construction meets or exceeds state and local building codes.  Exterior walls are upgraded with 2 x 6 framing together with exterior structural plywood.  About 25% more lumber goes into a modular home.
  • Progress inspections during manufacturing, and,  factory final approvals are conducted by state certified building officials .
  • Finished modules are lifted onto special transport trailers for delivery to the homesite.
  • Site preparation and concrete foundations are the same as site built homes
  • Building permits and inspections are required for the foundation and on-site work performed by the contractor.
  • Construction financing and homeowner financing are the same as site built homes.

What are the advantages of modular custom home compared to a traditional stick framed home?

  • Modular homes are designed and systems-built stronger because they exceed building code requirements.   Up to 25% more lumber is used in factory built modular homes because they must endure crane lifting and transportation to the homesite.  All structural members are glued prior to fastening.
  • Home size, architectural style, endless customization, building materials and finishes are the same for both.
  • Modular construction is faster.  Much faster.  Modules are built in the factory in 7-10 days while the foundation is being built on-site.
  • Completed module sections can be placed 7-14 days after the foundation concrete is poured.
  • Factory manufacturing means:
  • Assembly line efficiency – systems built
  • Controlled environment, no weather delay
  • Reduced waste and shrinkage
  • Walls, drywall and exterior plywood all glued and machine fastened for added strength
  • All wall and floor penetrations are sealed during assembly, upgrading their energy efficiency
  • Superior quality control, supervision and cost control.
  • Reduced product specification delay

What is the cost of a custom modular home, compared to custom site built?

  • Finished lot cost, building plans, engineering, site improvements, foundation and financing are the same.
  • Fundamentally, custom modular construction cost can be 10-20% less*  than a site built home.  Cycle time is 2-4 months less,  and modular is easier to manage and control.

Example:    Assume a San Diego site built custom home construction  price amounts to $225 psf for the finished house.  This includes a 20% mark-up.

*The same design and structure, factory built modular  would likely cost $180 psf  (including 20% mark up) for the same finished house.  Plus,  variable costs such as:   transportation, crane setting the modules,  traffic control.

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