What's The Best Floor In A Charlotte Modular Home?
20 Tips on How to Select a Modular Home and Builder
1) What do I look for in Modular Home Floor Systems?
Look for 2" x 12" in your floor system and floor joists 16" on center. 3/8" or better T&G or OSB floor decking. Floors screwed and glued. Look for exterior walls built with 2" x 6" studs at 16" o.c. Look for " x 6" single bottom and double top plate, R-23 or greater fiberglass batt insulation, 1/2" or better OSB sheathing, house wrap air inflation barrier, 1/2 or 5/8 gypsum or sheetrock.
2) What do I look for in interior walls and ceilings?
Consider 96" height and 2" x 4" studs at 16" o.c., single top and bottom plate, 1/2" gypsum wallboard. For ceilings, look for 5/8" fire code gypsum or sheetrock. For ceiling joist, look for 2" x 6" or 2" or 8" joist at 24" o.c.
3) What do I look for in modular home roof system?
For roof system, look for engineered roof trusses, 6/12" or steeper pitch, 24" o.c., 24" eave overhang, 1/2" OSB sheathing, R-38 or greater insulation, 40 year high definition shingles over 15 lb. underlay, 1st 72" up eave for ice shield, ridge/soffit vent, drip edge matching fascia, and 90 MPH wind rating with 40 lb. snow load or greater, depending on your region and building codes.
4) What do I look for in siding, windows, and interior trim and finish?
Look for siding that is vinyl, wood, brick or rock siding with 30 year warranty or better. Look for vinyl or wood windows that meets egress code with insulated Low-E glass, trimmed inside w/jamb & casing to match interior trim. Trim with solid wood with quality paint or stain base throughout. Trim finish will have walls and ceiling taped of high quality, custom paint with smooth walls and wall corners are rounded.
5) What do I look for in cabinets, countertops and fixtures?
Look for custom cabinets with solid wood frames and fronts, roll out trays in base cabinets with metal hardware, lazy Susans, vanity cabinets with drawers in bathrooms and crown molding in the top of wall cabinets. Look for tile, granite, marble or slate countertops. Look for porcelain or granite deposit double bowl sink 8 inches to 10 inches deep with a faucet with sprayer made of nickel, microwave range hood and dishwasher and garbage disposal.
6) What do I look for in modular home bathrooms and carpets?
Look for custom cabinets with solid wood frames and fronts, tile marble or slate countertops, fiberglass one piece tub/shower with door, 72" or longer garden and soaking tubs per plan with paper towel holder in each bath. Look for over 35 ounces of yarn per square of carpet.
7) What do I look for in light fixtures, electrical and plumbing?
Look for optional finshes for interior lights for all rooms, exterior porch light, recessed or can lighting and wire and brace for ceiling fans in bedrooms, dining room and nook. Look for 200 amp panel with breakers, GFI per code, copper wiring minimum 12/20 WG, doorbell at front entry, smoke detectors per code, wire for electric range, wire for dryer on main floor, five or more, cable and phone jacks. Look for plumbing that includes copper water lines type M, PVC drain, vent and waste, shutoffs at all fixtures, plumb for washer if on main floor.
8) What do I look for in general?
Look for 2"x 6" exterior studs and triple or solid headers. Consider thal 2" x 6" exterior walls increase the structural integrity to 30-35%, as well as increase the insulation R factor. Ask about 1/2 inch sheetrock or gypsum as well. Ask your builder to determine his knowledge and experience and if you feel the home is well built. Ask about upgrades for triple headers and exterior walls.
9) What's the easiest way to determine the quality in a modular home?
The easiest way is to determine the quality is to visit a modular home factory to see first hand it's construction. Look for triple headers and floors that are screwed and glued.
10) How involved can I be in the building of my modular home?
You can be as involved as you choose. If you have the time and you wish to be an Owner builder and act as your own general contractor, you may save 10 to 30%. Otherwise, hire a GC to manage most of the details. One final option, hire a building consultant for less than a GC.
11) What does a general contractor do?
A general contractor or builder will perform most of the site improvements, obtain the permits necessary for the project, and other items as negotiated.
12) What advice can you get about financing modular homes?
Get preapproved to know exactly where you stand financially. Also, ask your lender about good builders in your area.
13) How do I find a builder that's trustworthy?
You have many choices in finding a builder for your modular home. Many modular home dealers are family owned and are involved in the day to day operations of the companies, thus can be found on site daily. Look for companies that are also members of the local chamber of commerce. Another option is just buy factory direct. You tend to save more money by going the direct route but you need have more responsibility too.
14) What's the value of references from a builders previous clients?
References are priceless. You have a more objective resource for answers to your questions.
15) What are some specific sources for builder research?
Specific sources to find information about builder reputation include the Better Business Bureau at www.bbb.org, and the KnowX company at www.knowx.com, and Homeowners Against Deficient Dwellings at www.hadd.com. You can run background checks with KnowX for a fee and you can find builders that may have legal actions against them. That way, you can weed out the bad and find the good.
16) What do manufacturers look for in local builders?
Put yourself in the shoes of a manufacturer, if it were you name on the product, you'd like somone extremely qualified to perform the work. Manufacturers look for builders that have financial stability and an excellent reputation in the community. Manufacturers may look for a builder who offers exclusivity, a builder who will just offer their designs. A manufacturer may look for a builder who has a sizeable capital investment and a respectable sales center. That sends the message that the builder/dealer will be there for a while. On the other hand, be open minded to builder/dealers that may not have a fancy sales center but can provide numerous references of happy customers. Manufacturers may look for a builder/dealer that makes the sales process easy and enjoyable for the customer. Manufacturers may look for a builder/dealer that offers a warranty of their own work of three years as well as other valued added services.
17) What's on the short list of what to look for?
Ok, here's a long "short" list. Contact the local BBB, visit local lenders for recommendations, ask the manufacturer for the top builders in the area, determine experience of the builder, determine builder certification, request to see builder's license and bond, ask and followup with at least three references, visit the local chamber of commerce, determine builder company size and activity lever, determine role of buider, ie, site prep, permit acquisition, etc., determine builder warranty, determine builder communication style, determine if builder requires work order signed by both parties for changes, determine if builder works out of an office or a home office, and determine if builder provides estimates that is easy to understand. This is just a start and there are other variables.
18) What improves my chances of getting a good price?
Knowing that builders average 15-20% profit may allow you some advantage in getting a better price. If you're qualified you may take the owner-builder route, although that is generaly not recommended for the average consumer. Shop around, don't be in a hurry. A reputable builder/deal would rather deal with an informed consumer. Research your financing options, know your credit score and get pre-approved.
19) What's the best way to make an offer?
Ok, so you've found a reputable builder/dealer with a design you can like and a markup you're comfortable with. What next? Make an offer 5-8% lower that what the builder is asking during a face to face appointment. If he balks, walk, but do so graciously, to give him room to give you a more reasonable counter offer. Once you do settle on price, look over all the paperwork and insure that you're getting all you've discussed.
20) What's the best selling style that I should respond to?
Embrace the soft sell. Make the builder/dealer roll out the red carpet for you. After all, your money is driving the entire process. Avoid hard sell antics, you deserve the best, after all, you'll be living there for quite a while, and at some point you may even need to sell. You require a good quality modular home to live in and one to resell. Good luck.
by: Charbestmod
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