Modular or stick built, what's your flavor?

[tommu56]

Andy

If you are in the area I think you are there are a couple plants near you I would go and look at them at the plant.

A friends house is modular and he doesn't have the bounce in the floors stick built ones have been in lately just think about teenager running through house and the TV stand looking like it's going over.

They are modular but they are still "custom" built to what you want

Tom

 

[Red55]

I went with Modular (westcher mod homes) and love it. Deciding factor was the math couldn't compete even with "free" labor. Just think the modular company is a distributor with no middle man, they're buying direct from the manufacturers.(window co, plumbing co, lumber mill etc) My modular is going on 15years and zero problems. Modulars are just like cars you could order a Pinto or order a Lincoln both are from Ford. When was the last time you saw a stick-buildt craned 40 feet in the air? My home is on 16inch centers and all plywood with anderson windows. The hardwood flooring contractor was amazed at how solid my floors were. His house was stick builldt and bounced. R-38 in ceilings and R-19 in 2x6 walls. (standard-15yrs ago) Modulars are just like builders there are some oranges and some lemons. Stick buildt my garage 26x32 took a lot longer. Ed

 

[Inspector507]

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

Then you haven't seen some modulars. They come in on semi-trailers and picked up by a crane and set in place on a block foundation. Bolted together and finished off. You're confusing a modular with a manufactured home, in my opinion.

 

[Don Melcher]

I'll throw a third fly into the ointment - look at using SIPS - Structural Insulated Panel System - for the walls. They are foam insulation sandwiched in between OSB - Oriented Strand Board. Strong, and great insulation properties. They and be delivered to the site in sections up to 24' long with window & door cutouts in place. It can also be used for roofing. I figure the walls could go up in one day, two max.

 

[flusher]

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?

Experience: ordered a new 1800 sf 3BR/2BA manufactured house in May05. Closed escrow and took occupancy in Jan06.

It's like a stick-built house: 2x6 exterior studs, OSB sheathing, Tyvek housewrap, Hardipanel/Hardiplank siding. 5:12 roof pitch. GAF shingles. 2x4 exterior walls, 2x8 floor joists, 1/2" drywall, gas-filled duplex windows. The house is on a permanent concrete foundation over a 24" high crawl space.

Thoughts: you can find excellent stick built homes and excellent manufactured equivalents. Conversely, you can find crappy examples of each type. You get what you pay for.

 

[flusher]

Oops. Make that 2x4 interior walls.

 

[davitk]

Site built vs factory built - lots of good and bad both ways. However, when it comes time to crane the house onto the foundation and foundation it is too big, too small, out of square, level, whatever - advantage to site built. Oh yeah, it does happen....

 

[Robert_in_NY]

The Modular houses do use a lot of lumber and they have to build them strong to take the stresses from hauling to lifting so they do use a lot of wood. However, you will have more joints then a stick built unit as the modular is limited to size for hauling. So a stick built house will take advantage of 16' lumber everywhere it can a modular is limited in height and width. And like you learn in the DARE class in school, joints are not good

Every situation is different and as far as floor bounce goes that can be addressed up front if you are building a new house as it isn't hard to stiffen a floor and use stronger lumber if you are spanning a long distance. I have been in houses that have heavy lumber for the floor joist and then I have been in houses with lighter lumber for floor joist. A 2x10 floor on 16" spacing is going to be stronger then a 2x10 on 24" as well as a 2x8 on 16". And on the same token a 2x12 floor is going to be stronger then a 2x10. You also have engineered lumber now that you can use for floor joist that are stronger then traditional lumber. Make sure they put in proper bracing and you will have an extremely strong and sturdy floor. Skimp somewhere and you have a weaker floor.

My main concern with modular houses is if you have a lot of temperture changes the heating and cooling of the house with all the extra joints will likely cause more cracks in the drywall and it will be a constant problem because the cracks will always be there. This is why on double wide "trailers" they usually use wood to cover the joint where the two haves meet so that you don't have a spot for a crack to show.

As like some of the others have touched on, either stick built or modular you are going to have to check out the reputation of the builders and talk to some recent as well as older customers to see how the most recent build experience was and the older customers to see how the house is holding up and any problems they had. Do your homework well as this is a fairly large investment for most people. I wish you the best.

 

[davitk]

You may want to check out copyright laws on your house plans, if you "borrow" from the modular builder they may have a case against you.

 

[grnspot110]

Inspector507, yes, I've seen those. I realize there are 'quality' differences, When you have to put in extra floor jacks 'after the fact' there's something wrong! I'll stick with what I have, well built, on the spot!~~ grnspot110