Modular or stick built, what's your flavor?

[Wayne County Hose]

Okay, I need to put up a house. Not a good time of year to do it. The wife wants modular because we could be in by March 1st. I want stick built because I feel it's a better house. Either way, it's the same floor plan. I think I can do a stick built a little cheaper as I have loads of friends willing to help do the finish work. I'll have the framing, siding, roof, windows, plumbing, elect. and all that stuff contracted out. I'll have it finished to the sheetrock and take it from there. Because of time, I can not do most of this type of work. It needs to get done. Our last home was a modular and there was some real cheap garbage materials used. It was about 15 years old.

So, what is your experience or thoughts?

 

[hunterridgefarm]

Andy,

I went through the same thing about a year ago with this thread:
http://www.tractorbynet.com/forums/...stick-built-vs-modular.html?highlight=modular

I did a lot of research and looking at modular homes. The only reason I went stick was I could not find a design in the modular I liked and it would have cost more than stick to get them to build the modular to my design. Also any porch or deck added to the basic design of the modular would have to be contracted out locally since the modular crew was from out of town.

David

 

[GeneD14]

If the only reason your wife wants modular is to move in sooner: I would go stick built. Waiting an extra month or two is well worth it. The re-sale/appraised value of a stick built if done right will generally be higher. You can have every detail as you want it, you can also have the satisfaction of doing much of the work yourself.

 

[SPIKER]

If the only reason your wife wants modular is to move in sooner: I would go stick built. Waiting an extra month or two is well worth it. The re-sale/appraised value of a stick built if done right will generally be higher. You can have every detail as you want it, you can also have the satisfaction of doing much of the work yourself.

I agree with gene on the resale as well as getting it done right, BUT if you plan on doing much of the work you're self or acting as Gen Contractor then you will probably have a LOT more time involved than you think. 2 months longer may turn into 2 years or more... putting in all the finishing details and depending on people/(friends) to help finish the place usually means they don't show up.

mark m

 

[TheHammer]

Andy,

I'm pretty close to where you're located. I read in another thread you had a fire. I am truly sorry to hear that.

I've been looking to build for the last couple years. I've talked to some contractors about both stick-built and modular homes. You probably know of most of the local builders, so I'm sure you have someone in mind. If you want to look at modular homes, there are many model homes within a short drive. And, of course, most manufacturers have websites and list their specs and plans.

I will say, the modular home industry has come a long way. My current home is a modular, about 20 years old, and I know what you mean about the quality. But, most of the new modulars I have looked at are of very good quality. I would say take a look at some of the modulars that are out there and see what you think.

 

[Wayne County Hose]

We're looking at a house from these guys, Sun Building Systems : Manufacturer of Single and Multi-Family Modular Homes Serving the Northeast United States. It's the Hope bay A. A cape with a cathedral ceiling. We're pretty set on going with this floor plan modular or stick built. There's things I would like to do that they won't do. We would also have to go with their window manufacturer which I don't really care for. I found with my old house that they used the cheapest possible stuff they could find. We had an interior door knob that broke inside. I took it apart and it was all plastic. My carpenter buddy told me he couldn't even buy a door knob that chincy. We went to Home Depot and Lowes and he was right.

I also didn't like that the exterior walls were 24" centers. My carpenter friend tells me the only reason they build modulars the way they do is so that they can go down the road 55 mph for 100 miles. Anything cheap they can get away with they do.

My friends are pretty reliable when it comes getting the work done. Most of the work will be contracted out anyway, it's just finishing work that needs doing. I also would rather have stick built to give the money to local guys rather than outsiders. Not that there's anything wrong with "outsiders," but I live by the philosophy of trying to deal locally and don't want to change now. I am very concerned about some of the "local losers" that builders employ. Guys that can't show up reliably or sober. I guess if we go stick built, I will have to be very selective on the crew.

David, I did read the thread about your home. I would like to print it and have my wife read it. Either way we go, I know it's going to be one big headache.

 

[Robert_in_NY]

I would go stick built any time of the year, it is a higher quality of building and you will be happy when you move in.

If your friends are dedicated and not just the type that say they will help until you call them for help then go that route. Otherwise, hire out the shell and roofing so that it is up and closed in so you and your friends can start working inside without worrying about rain. The siding and such can be done when it is nice out or you can wait till spring when you have the inside work done and are looking for an excuse to go outside.

 

[Wayne County Hose]

Robert, that's pretty much the plan but I'll let the contractor take it to the sheetrock. My friends are great but I don't want to take advantage of them.

I read the old thread about modular vs. stick built. My wife seems to think anything made in a factory is good. She is leary about contractors doing bad work. We currently live exactly 2 miles from the home site and would be checking in frequently. The builder I'm talking to says that he can build from a bare foundation to as far as I want it as fast as a modular can be built and set, so time is not a question.

The modular company said to add $7000 for them to finish the interior, deduct $3500 if I do it. So, it's a $10,500 savings if we do the finish work. They set it, weather it in, and that's it.

Now, if only I can get my wife to read this post......

 

[wroughtn_harv]

I don't like modular because I like individuality. You just can't get that with modular without paying two prices.

However, the biggest problem I see with an involved homeowner is they sabotage the efficiency that a general contractor brings to the process. General contractors earn every dime they make on a project, if they're doing their job, little but critical caveat. They earn their money by making the building process efficient.

Subcontractors and the trades make their money by getting in and getting out. General contractors earn their keep by scheduling the subs and trades so they're not inefficient as a team. If unregulated subs will run all over each other and sabotage the project.

The only thing more destructive in the building process than subcontractors running wild is a homeowner that's changes their minds midstream. Where I've seen projects turn into nightmares we've had both of these factors at work.

So if you're wanting the efficiency of the modular home then you need to give your general doing the stick building the same considerations you'd be forced to give the modular builder. You need to arrive at a consensus with your spouse on exactly what you want. Then you need to present this consensus to the general and get out of the way.

If you feel you need to double check the work of the subs and trades then you need another general contractor.

My advice to most homeowners is to spend all of their efforts on finding the right design and the right general contractor. Then come back when it's finished. Homebuilding is not unlike butchering the family calf. If you're not used to it prepare to get shocked and sick at how messy it can be.

 

[grnspot110]

I come from the old school, if it comes in on wheels, it's a trailer!
Contriversial, but that's the way I see it! ~~ grnspot110