Prefabricated homes have more in common with standard houses than people think. They need the same approvals, the same connections, and a real budget of money and time.
Before you choose between a kit and a modular home, know how each one is designed, built and priced.
Design
Kit homes
Kit homes are designed and shipped in parts, then assembled on your block. Once the plans are set and the parts are cut, there's little room for change.
So the measurements and the layout need to be right from the start, based on how you'll live in the home. The kit company can help with that during planning, so ask your questions early.
Most kit ranges offer extras that don't need a redesign, such as a deck, a verandah or a longer room. The changes stay close to the standard designs.
Modular homes
Modular homes are built as separate modules in a factory and joined on site. That gives more flexibility in the floor plan, the room sizes and the materials.
Some makers allow changes after the build starts, such as light fittings or a non-load-bearing wall, depending on the stage. Ask the maker when its cut-off is.
The trade-off is a longer design stage, because the services and fittings have to be set out before the build starts.
That planning pays off on site. The home arrives ready to connect, with fewer surprises when the plumbing and power go on.
Build
Kit homes
How long a kit takes depends on its size and who assembles it. Many kits are small, which helps.
The parts arrive pre-cut, so a skilled crew can put them together like a large puzzle.
With the permits done and the footings in, a kit home can go up in a few weeks to a few months, depending on the weather.
The critical part is making sure every piece fits, so the structure isn't compromised. Small mismatches can usually be fixed on site without taking the structure apart.
Modular homes
Most modular homes are built in a factory, trucked to the block and craned onto the footings. Some companies also build on site using the same system. Ask which one yours does.
Building on site avoids the truck and the crane, which can matter on a block they can't reach.
Building in a factory is usually faster and more predictable. The work happens under a roof, so rain doesn't stop it, and the footings go in on your block while the home is built. On site, a modular install often takes about six weeks from footings to finish.
Price
Kit homes
A kit usually costs less to buy than a modular home. Putting an exact figure on it is hard, because the cost depends on the specification, the company and your site.
The purchase price is only part of the cost. The rest comes when the kit is built.
That means a builder and crew to assemble the home on your block, and licensed trades to connect the plumbing, drainage and electrical.
Get a price for the whole job, permits included, before you buy the kit. Without it, the final cost can end up well over the kit price.
If you can run the job, or engage a good builder to finish it, a kit can still come in under many modular homes.
Modular homes
Modular homes usually cost more to buy than a kit, because more of the work is in the price.
Many makers include the kitchen, bathroom, flooring and lighting, finished in the factory. Some also include delivery and installation. Many quote ex factory, with the transport, crane, footings and connections priced separately.
Ask what's in the price before you compare. A modular price that includes the install can look high next to an ex factory price that doesn't.
Either way, budget for the whole job before you start.
Conclusion
Kit homes are usually smaller and cost less to buy. The owner takes on the assembly, the permits and the finishing work needed before the home can be lived in.
Modular homes take longer to plan and cost more up front, but more of the work arrives finished. The site work and connections still need pricing, and an installer's quote covers them.
Both can work. The right choice depends on your block, your budget and how much of the job you want to run yourself.
Compare makers
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