- WHAT IS THE GARNETT
- WHAT IS A MODULAR
HOME AND HOW DOES IT DIFFER FROM MANUFACTURED
- WHAT ARE THE ADVANTAGES
OF A SYSTEMS-BUILT MODULAR HOME IN COMPARAISON
TO A SITE-BUILT HOME?
ARE THE ADVANTAGES IN BUILDING A MODULAR HOME
ARE THE STANDARD CONSTRUCTION MATERIALS USED
IN THE GARNETT HERITAGE SERIES? CAN I USE
“CUTTING EDGE” BUILDING TECHNIQUES,
TECHNOLOGIES AND ASSEMBLIES IN BUILDING A
GARNETT HERTITAGE SERIES MODULAR DESIGN?
- CAN I GET THE
SAME TYPE OF MORTGAGE FINANCING FOR MODULAR
CONSTRUCTION AS I CAN FOR SITE BUILT CONSTRUCTION?
- WILL MY MODULAR
HOME HAVE THE SAME APPRAISED VALUE AS A COMPARATIVE
- HOW LONG DOES
IT TAKE TO BUILD A GARNETT HERITAGE DESIGN
- HOW COMPLETE IS
MY HOUSE WHEN THE MODULES ARRIVES ON SITE?
- HOW ARE MODULES
TRANSPORTED TO SITE AND HOW LONG DOES IT TAKE
TO COMPLETE THE MODULAR INSTALLATION?
- WHAT WORK HAS
TO BE DONE ON SITE TO COMPLETE MY MODULAR
A MODULAR HOUSE BE INSTALLED ON SLAB? CAN
A MODULAR HOUSE HAVE A BASEMENT?
- IS MODULAR CONSTRUCTION
LESS COSTLY THAN A SITE-BUILT HOME?
- ARE GARNETT HERITAGE
SERIES DESIGNS MORE COSTLY TO BUILD THAN MOST
MODULAR HOUSE DESIGNS?
- AM I LIMITED
TO THE EXTERIOR AND INTERIOR FINISHES, APPLIANCES
AND TRIMOUT PACKAGES FOR GARNETT HERITAGE
DO GARNETT HERITAGE SERIES DESIGNS LOOK SO
DIFFERENTLY FROM MANY OF THE MODULAR HOUSE
DESIGNS CURRENTLY BEING PRODUCED BY FACTORIES
IN THE UNITED STATES AND CANADA?
- WHAT FACTORIES
WILL BUILD MY GARNETT HERITIAGE SERIES HOUSE
AND WHO WILL BE THE SITE CONTRACTOR?
IS INCLUDED IN A STANDARD ARCHITECTURAL DOCUMENT
PACKAGE PREPARED BY GARNETT DESIGN GROUP?
THE GARNETT HERITAGE SERIES DESIGNS BE “TWEAKED”?
CAN YOU HAVE GARNETT DESIGN GROUP CONVERT
EXISTING SITE-BUILT PLANS INTO A MODULAR DESIGN?
CAN I HAVE A CUSTOM MODULAR HOUSE DESIGNED
FOR MY PARTICULAR NEEDS?
THERE A COST IN USING A GARNETT HERITAGE SERIES
PORTFOLIO DESIGN WITHOUT ANY FURTHER CHANGES?
GARNETT DESIGN GROUP SELL PLANS FROM THE HERITAGE
SERIES FOR SITE-BUILT PROJECTS?
WHAT IS THE GARNETT HERITAGE SERIES?
The Garnett Heritage Series is
a collection of unique designs offered by Garnett
Design Group, LLC (GDG), derived from our rich
and diverse architectural heritage throughout
the United States and Canada over the past three
centuries. The series is designed exclusively
for the Modular Industry to represent a new
paradigm of modular design interpretation that
can be built with all the advantages of a systems-built
home. Top of Page
WHAT IS A MODULAR HOME AND HOW DOES IT DIFFER
FROM MANUFACTURED HOMES, IF ANY?
Essentially there are two national
building codes in the United States, HUDcode
and I-Code (International Building Code and
International Residential Code). Several states
are still using the code standards of UBC (Universal
Building Code) but in the next several years,
all states will have adopted all or part of
the I-Codes and for the first time there will
by truly one national building standard for
modular and site-built construction.
Manufactured houses are built
to HUDcode standards. HUDcode product is defined
as a structure that is built in factory on a
metal chassis, pulled to site and placed on
a temporary foundation, in other words, residential
HUDcode structures are trailers in all their
Modular structures are constructed
to all the same national, regional and local
code standards as site-built structures built
under the aegis of UBC or I-Code. Modular homes
are stick-built houses that are built off-site,
delivered to site and installed on a permanent,
pre-prepared foundation. Top
WHAT ARE THE ADVANTAGES OF A SYSTEMS-BUILT MODULAR
HOME IN COMPARAISON TO A SITE-BUILT HOME?
The advantages are several:
a. EXPEDITIOUSNESS The completion time of
a modular-built house project is dramatically
faster than a comparative site-built project.
A typical 3000 sq. ft. house will go through
factory in five to six weeks, and, once the
modules are installed on foundation, the on-site
finish work should typically be another 6
to 8 weeks.
b. QUALITY A systems-built modular
house is built in factory under much more
scrutiny for quality assurance than its site-built
comparative. Being built in factory means
that the structure is built in the dry. The
materials are not exposed to the weather which
eliminates the deterioration and the reduction
of structural which can occur when the structural
members are exposed to the elements. This
assures the home owner that his/her house
will be constructed under rigid quality control
standards that can be implemented only in
a factory environment. Module floor and wall
components are built in factory on jigs to
within a 1/8 inch tolerance. They are built
c. STRENGTH A modular built
house is constructed with an average of 30%
more structural lumber that it’s site-built
counterpart. Each module is built with not
only a floor joist system but also a ceiling
joist system. Rather than a single rim joist
boxing the joist systems, as typically used
in site building, modular joist systems are
boxed with a tripe rim joist system. Modules
have to be built remarkably rigid to withstand
the rigors of transport and set. Top
WHAT ARE THE ADVANTAGES OF BUILDING A HOME IN
Building in factory is a more
desirable way of constructing a residence because
of the efficiencies of the factory process and
the opportunities of quality and cost controls
that a factory-based manufacturing process represents.
This controlled environment results in a structure
that has had the benefits of being built under
rigorously controlled conditions in assuring
quality and maximum utilization of building
materials to control costs.
A typical modular house goes through
upwards of 300 in-factory inspections by a factory’s
quality assurance inspectors using extensive
checklists of performance standards. In addition,
during the factory building process, numerous
building code inspections are performed by the
regulating agencies in the state where the house
is being built before the oversight agency certifies
the structure. Modular construction meets or
exceeds all local, state and national building
The material waste is significantly
reduced from on-site construction resulting
in a savings for the home owner.
- Factories offer a skilled work
force trained in performing specific tasks.
- Factory labor is more stable
and reliable than dealing with the vagaries
of site-built sub-contactors as if relates
to on-the-job performance, skill sets and
- Factories use more powerful
and sophisticated equipment and better quality
framing materials as an adjunct in working
with precision equipment.
- Climate controlled conditions
allow factories to avoid weather related defects
caused by exposure to the weather while under
construction, resulting in a structure that
is totally dry. The modules are shipped waterproofed
to assure that this dryness becomes part of
the house once it’s built.
- Construction standards offer
unparalleled strength. Modules are designed
to be transported safely over long distances
at highway speeds and lifted by a crane onto
- Most factories offer extended
warranties for very little or no additional
charge. These warranties can usually be transferred
when the homeowner sells. Top
WHAT ARE THE STANDARD CONSTRUCTION MATERIALS
USED IN THE GARNETT HERITAGE SERIES? CAN I USE
“CUTTING EDGE” BUILDING TECHNIQUES,
TECHNOLOGIES AND ASSEMBLIES IN A GARNETT HERITAGE
SERIES MODULAR DESIGN?
Exterior walls are 2 x 6 kiln-dried
wall studs at 16 inches on center, interior
walls and marriage walls are 2 x 4 kiln-dried
wall studs at 16 inches, O. C.; floor joists
are constructed of 2 x 10 and 2 x 12 kiln-dried
dimensional lumber at 16 inches, O. C., or engineered
micro-lams or engineered wooden web floor trusses.
Ceiling joist systems are constructed of 2 x
8 kiln-dried joists at 16 inches O. C. Exterior
sheathing is either ½-inch CDX plywood
or OSB (oriented strand board), depending on
the wind shear and/or seismic shear requirements
based on local conditions.
Sub-flooring is ¾-inch
tongue-and-groove OSB (oriented strand board)
or CDX plywood, glued and screwed to the floor
joists. Exterior sheathing is 7/16-inch OSB
or 1/2-inch CDX plywood.
Insulation is batt-type, R-38
in roof, R-21 in exterior walls, and R-30 in
Drywall is ½-inch sheeting,
glued and screwed to wall studs. Fire-rated
drywall and waterproof green wall board are
installed where applicable to meet building
Being built in factory, modular
construction lends itself to integrating the
newest technologies, building techniques and
assemblies in the building process. Modular
structures can be built using exotic heating
and cooling systems (solar panels, photovoltaic
systems, ground cooling and heating systems,
radiant floor systems, etc.), expanded foam
insulating systems, and pressure-treated wood
foundation systems. Modules can be constructed
from light-weight gauge steel-framed components
and can be fabricated of light-weight concrete
and steel. Modular manufacturers are able to
integrate hand-made timber-framed elements into
Modular buildings can be totally
wired with the latest AV and whole-house electronic
control systems, alarm systems and with installed
wireless communication systems.
Modular structures are built to
be installed in the tropics using all borate-treated
wood for termite protection and modular projects
are built above the Artic Circle, designed to
meet the severe specifications that building
in Polar Regions demand.
Modular houses can be built as
totally non-toxic structures and totally “green,”
thus eliminating the causes of air pollution
from toxic off-gassing construction assemblies
and materials and can be very effective in virtually
eliminating the causes of toxic mold build that
are health issues common in today’s residences.
You are only limited by your
imagination in what modular construction can
be. Top of Page
CAN I GET THE SAME TYPE OF MORTGAGE FINANCING
FOR MODULAR CONSTRUCTION AS I CAN FOR SITE BUILT
Yes. There are numerous regional
and national financial institutions which have
developed loan programs for residential modular
projects that cover all the popular loan conventions
that are available for site built projects.
As a matter for fact, many lending institutions
prefer to finance high quality modular homes
due to the quick build time, and the fact that
the price is locked in up front, resulting in
no unexpected charges on the back end. Top
WILL MY MODULAR HOME HAVE THE SAME APPRAISED
VALUE AS A COMPARATIVE SITE-BUILT HOUSE?
Yes. The Federal Home Mortgage
Association (FannieMae) requires that the appraisal
of a modular constructed house be comped as
the same rate as a comparative site-built house.
It’s not uncommon for a modular house
to have a higher final appraisal than its initial
construction loan estimate because of the quality
of modular construction. Top
HOW LONG DOES IT TAKE TO BUILD A GARNETT HERITAGE
SERIES HOUSE IN FACTORY?
The production time in factory
depends on a number of variables: complexity
of house design, customization of line item
specifications, production lead time, and size
of project. All things being equal, a 3,000
sq. ft. house should go through factory in four
to six weeks. Before the house goes into production,
all exterior and interior finishes must be selected.
Top of Page
HOW COMPLETE IS MY HOUSE WHEN THE MODULES ARRIVES
Typically, the modular portion
of your house will arrive on site about 90%
The modules are totally wired
and plumbed. Specialty communication and AV
wiring is installed on a custom design basis.
The interior and exterior doors
and windows are installed. Exterior windows
and doors will often have exterior sash trims
The drywall and plaster work is
finished, painted with primer and with two base
The interior moulding and trim
details, interior fenestrations and architectural
detailing are complete and completed with primer
and two base coats of paint.
Bathrooms are complete, with fixtures
installed and flooring and wall tile installed,
Kitchens are complete with installed
cabinetry and appliance packages and other accoutrements,
Pre-manufactured fireplace boxes
are installed with fireplace surrounds, mantels
and over mantels.
Wainscoting and decorative wall
panels are installed, painted with primer and
two base coats.
Some siding products can be installed
in factory, such as vinyl and cementacious horizontal
Finished flooring can be installed,
including, but not limited to, hardwood, ceramic
tile, granite, tile and carpeting.
Top of Page
HOW ARE MODULES TRANSPORTED TO SITE AND HOW
LONG DOES IT TAKE TO COMPLETE THE MODULAR INSTALLATION?
Modules are trucked to site on
low-boy trailers and are installed by crane.
Modules typically weigh from 15,000 lbs to 55,000
Under normal circumstances, a
professional set crew can install from 4 to
6 modules a day. (A typical 3,000 sq. ft. house
will be comprised of from 4 to 6 modules.)
Once the modules are installed
on foundation, the set crew will be on site
another 2 to 5 days finishing the connections
to the foundation and “buttoning-up”
the modules to the weather. With our hypothetical
3,000 sq. ft. house, the finish work on site
should be about 6 to 10 weeks after the modules
are installed on foundation.
Top of Page
WHAT WORK HAS TO BE DONE ON SITE TO COMPLETE
MY MODULAR HOME?
Foundation footings, grade beams
and/or pier pads assemblies are completed prior
to installation of the modules.
In some instances, Garnett Heritage
Collection designs are able to have the roof
system framing completed in factory; in other
instances, the roof framing system is installed
on site using a pre-manufactured truss system
that is sheathed and roofed on site. Roofing
materials, from architectural composition shingles
to standing seam metal roofing to cementacious,
stone, and terracotta tile are installed on
As mentioned above, certain types
of siding products can be factory installed
other exterior siding products such as wooden
shingles, brick and stucco need to be installed
on site. If siding is not installed in factory,
modules will arrive on site with walls totally
sheathed and covered with building wrap.
There may be some patch work at
interior marriage lines (junction lines) when
the junction lines are in the middle of a wall.
Portals that pass through junction walls will
need to be dry walled or cased out.
It’s recommended that the
interior finish coat of paint for walls and
trim be completed on site once workmen are finished
with the interior build-out. Most hard-surfaced
flooring products and carpeting are installed
once all other interior finish work is completed.
Decks and attached porches, in
most instances, are built on site.
Garages, attached or detached,
are, in most instances, site-built. If the garage
is under the first or second floor of the house,
the garage walls can be panelized by the modular
factory and shipped with the modules. If an
ADU (accessory dwelling unit or a “Mother-in-Law”
apartment is built above the garage, the ADU
can be manufactured in factory. Top
CAN A MODULAR HOUSE BE INSTALLED ON SLAB? CAN
A MODULAR HOUSE HAVE A BASEMENT?
No, modular structures cannot
be installed on slab. The reason is that the
hold-down straps required for foundation connections,
wind shear requirements and seismic zone activities
are wet-set into a concrete stem wall and need
to have, minimally, a crawl space so that the
straps can be manually attached to the inside
of the module rim joists once the modules are
set on foundation.
Yes, modular structures can be
installed with basements. Modules have to be
installed on a raised stem wall system, be it
crawl space, walk-out basement or full basement.
Top of Page
IS MODULAR CONSTRUCTION LESS COSTLY THAN A SITE-BUILT
In most instances, modular construction
is slightly less than site-built. For a house
project budgeted in that great mid-range of
new construction costs, a modular house will
be typically 5% to 25% less than a comparative
site-built house, depending on the cost of site
There are exceptions to the above
statement for comparative costing in some areas
of the United States where the home purchaser
is choosing to build. In urban areas with inflated
housing market costs, the cost savings of a
modular house will be more dramatic than building
a modular home in areas where overall residential
construction costs are lower such as areas of
the Mid-West and in the Southeastern and Gulf
One pricing category in which
modular technologies shines as a cost saving
building system is in the construction of houses
with a more up-scaled line item specification.
It is typical that a high-end residential modular
project will generate savings for the home owner
in the area of 20% to 25%, and more. Top
14. ARE GARNETT
HERITAGE SERIES DESIGNS MORE COSTLY TO BUILD
THAN MOST MODULAR HOUSE DESIGNS?
In some instances, yes, in other
instances, no. The overall cost of a Garnett
Heritage Series design will be determined by
the complexity of exterior and interior architectural
details and elements, finishes and textures
that are featured in the design.
As an example, to faithfully replicate
the architectural detailing in one of the Victorian
designs in the Series could add another 10%
or so to the overall cost of the house by the
very nature of the exterior and interior trim-outs
that are typical of the style genre.
Building more simple detailed
designs from the Series will be competitive
with any other modular design with the same
line-item specifications. Top
AM I LIMITED TO THE EXTERIOR AND INTERIOR FINISHES,
APPLIANCES AND TRIMOUT PACKAGES FOR GARNETT
HERITAGE SERIES DESIGNS?
No. The Garnett Heritage Series
is designed to be totally custom in the fact
the you can specify any line item pertaining
to the project to meet you budget, wants and
Garnett Design Group, LLC, has
created generic line item specifications for
most of the major assemblies required in each
design as a guideline in your working with your
builder or with an appropriate factory in identifying
all the needs line item specifications.
Several of GDG’s preferred
vendors will also work with individual clients
in developing custom cabinetry, custom lighting
designs, whole-house AV designs, and other applications
that may be needed by the custom home purchaser.
Under additional services contracts,
GDG is available to assist with interior design
and product specification.
Top of Page
WHY DO GARNETT HERITAGE SERIES DESIGNS LOOK
SO DIFFERENTLY FROM MANY OF THE MODULAR HOUSE
DESIGNS CURRENTLY BEING PRODUCED BY FACTORIES
IN THE UNITED STATES AND CANADA?
The design uniqueness of the Garnett
Heritage Series originated out of the modular
factory resources on the West Coast of the U.
S. and Canada. A number of modular factories,
from British Columbia to southern California,
have historically structured their manufacturing
processes to build a much more custom product
than their East Coast counterparts. Part and
parcel to that building ethos is the fact that,
due to the paucity of manufacturing facilities
west of the Rocky Mountains, modules have to
be transported rather heroic distances.
To assure that modules arrive
on site “tight and dry,” the West
Coast factories, as part of their normal building
protocols, commonly build ‘flat top”
modules, modules without factory-built roof
systems. These modules are covered with waterproof
shipping membranes, and after the modules are
installed on foundation, the set crews seal
the “marriage lines,” i. e., the
point where modules come together, with a peal-and-stick
sealant, creating a totally waterproof membrane
atop the modules.
With a complete waterproof membrane
in place it is possible to build a site-built
roof system on top of the modules using a factory-built
truss system that is sheathed and roofed on
With a modular roof system built
in factory, a designer is rather limited as
to the designs that can be created because a
factory-built roof system requires that two
or three modules have to be placed back-to-back
to create a roof ridge line. In other words,
factory-built roof systems are two to three
modules deep, front to back.
The ability to build a roof system
on site means that GDG, as an architectural
design firm, can truly design “out-of-the-box.”
A site-built roof system allows GDG to design
to almost any building foot print or roof profile
that can be created for site built projects.
A site-built roof system will add approximately
3% to 5% additional expense to the net cost
of the project. Top of Page
WHAT FACTORIES WILL BUILD MY GARNETT HERITIAGE
SERIES HOUSE AND WHO WILL BE THE SITE CONTRACTOR?
GDG works with a number of factories
in both Canada and the U. S. which our design
firm has identified as having the interest and
capability of building a more complex, custom-designed
modular structure. In tandem with our factory
partners, we are identifying modular building
professionals who either have a background in
custom home building or an understanding in
working with more a more custom line item detailing
building spec in a modular residence and can
satisfactorily build and complete the site work
for the home buyer who wishes to build a design
from the Garnett Heritage Series. Top
WHAT IS INCLUDED IN A STANDARD ARCHITECTURAL
DOCUMENT PACKAGE PREPARED BY GARNETT DESIGN
The Garnett Heritage Series portfolio
plans consist of annotated and dimensioned floor
plans and elevations and needed building thru-sections
for defining the structure for other consulting
professionals that will be involved in the project.
As mentioned above, a generic specification
line item list is part of the package. In addition,
a custom designed lighting plan and door and
window schedules are included. Most factories
have their own in-house engineering and production
drawings staffs to complete the construction
documents and shop drawings. GDG is available
to work with these engineering and design professionals
as needed. Top of Page
19. CAN THE
GARNETT HERITAGE SERIES DESIGNS BE “TWEAKED”?
CAN YOU HAVE GARNETT DESIGN GROUP CONVERT EXISTING
SITE-BUILT PLANS INTO A MODULAR DESIGN? CAN
I HAVE A CUSTOM MODULAR HOUSE DESIGNED FOR MY
The answer to all three questions
GDG will “tweak” any
of our portfolio plans to your specificities.
We would negotiate an hourly fee services contract
for the required changes and revisions.
We can convert most any site-built
plans to a modular structure. The fees for that
service will be based on a per-square-foot rate.
GDG is available to do custom
designs for our clients. Our services contract
fees are based on the overall square footage
of the project. Top of Page
IS THERE A COST IN USING A GARNETT HERITAGE
SERIES PORTFOLIO DESIGN WITHOUT ANY FURTHER
Yes. There is a standard users’
fee for each design, based on a per square foot
basis. Top of Page
WILL GARNETT DESIGN GROUP SELL PLANS FROM THE
HERITAGE SERIES FOR SITE-BUILT PROJECTS?
a design group, GDG is committed to being a
resource for the modular industry, only. Top