The whole budget, not just the house.
A quote covers the home, its delivery and the set. Getting it onto your land also means an approach, a foundation, power, water, sewer and two permits, and those are bought from other people. Answer eight questions and you will see which of those lines your property has, who quotes each one, and what to ask them. Nothing is sent to us unless you choose to.
Your budget, all in
Answer the questions above and this list becomes yours: the lines this property needs, and the lines it does not.
In the Herauf quote
The home itself
Who: Herauf
Ask: What is in the base home, and what are the finish levels above it?
Delivery to your site
Who: Herauf
Ask: What does the move cost from the plant to my address, including permits and escorts?
Setting the home on your foundation
Who: Herauf
Ask: What is included on set day, and what has to be finished before we arrive?
Factory inspections and code documents
Who: Herauf
Ask: What paperwork do I get for the lender, the insurer and an eventual resale?
To price, and who to ask (14)
The land
Who: A realtor, or the seller
Ask: What are the taxes, and are there restrictive covenants on the title?
Legal, title transfer and a survey
Who: A lawyer, and a land surveyor
Ask: Do I need a real property report or a site plan for the permit application?
Development permit and building permit
Who: Your RM, county or city office
Ask: Which permit comes first, what do you need with the application, and how long does it take?
Clearing and levelling the building spot
Who: An excavation contractor
Ask: What does it take to get this spot cleared, levelled and draining away from the house?
An approach and driveway that can carry the load
Who: An excavation contractor, and your RM for the approach permit
Ask: Can a house-wide load reach the building spot, and what does the approach need?
The foundation
Who: A concrete or pile contractor
Ask: What does this foundation cost on this soil, and when can you have it cured and ready?
Power to the house
Who: SaskPower, SaskEnergy, ATCO or your local utility, and an electrician
Ask: What does a service to this spot cost, and how far ahead do I have to book it?
Water: a well, or a connection
Who: A well driller, or your municipal office
Ask: What depth and yield do wells hit around here, and what does the pump and line cost?
Sewer: a septic system, or a connection
Who: A septic installer, or your municipal office
Ask: What system does this soil and lot size allow, and who does the design the permit needs?
Steps, decks, skirting, a garage
Who: A local builder, or Herauf
Ask: Which of these do I need before an occupancy inspection, and which can wait a year?
Final grading and landscaping
Who: An excavation contractor
Ask: What does the final grade need to be for drainage and for the permit sign-off?
Insurance while it is being built
Who: Your insurance broker
Ask: What cover do you need on a factory-built home in transit and during the set?
GST, and any rebate you qualify for
Who: Your accountant, or your lender
Ask: Does the GST New Housing Rebate apply to this build, and who claims it?
A contingency you do not plan to spend
Who: You, and your lender
Ask: How much contingency do you want to see in the budget before you approve the draw schedule?
Why there are no prices here
Every line below the quote is priced by somebody else, against your property. What a well costs depends on how deep the water is; what a power service costs depends on how far the pole is. A national average would be wrong on nearly every real site, so this planner gives you the question that gets a true number instead of a number that is not yours.
What drives the price of the home
Size, finish level, foundation and delivery distance, explained in the cost and timeline guide. For what has to be finished on site before delivery day, read the site readiness checklist or check a specific property.
Common questions.
What does a Herauf quote include?
The home itself, its delivery to your site, setting it on your foundation, and the factory inspection and code documents your lender and insurer will ask for. It does not include the land, the foundation, the services or the permits, because those are bought from other people and priced against your specific property.
What costs do people forget when budgeting a modular home?
The ones between the road and the house: an approach and driveway that can carry a house-wide load, clearing and levelling the building spot, the foundation, a power service, a well, a septic system, and the development and building permits. Budgeting only the home is the most common reason a factory-built project stalls late.
How much do site costs add to a modular home?
It depends entirely on the property, and anyone quoting a single figure is guessing. The lines that vary most are the power run, the well and the septic system, because they depend on distance and on what is under the ground. This planner tells you which of those lines your property actually has, and who to call for a real number on each.
Do I need to own land before getting a modular home quote?
No. Herauf quotes the home before you own land, and knowing the quote helps you judge what a piece of land is worth to you. The site costs cannot be settled until there is a specific property, which is why they are listed here as questions rather than numbers.
Can site costs be included in the mortgage?
Usually, on a construction or draw mortgage, but it depends on the lender. A Herauf home is built to CSA A277 and set on a permanent foundation, which makes it real property and financeable like any other house. Ask your lender whether they have financed a factory-built home before, and whether they take part in CMHC's Prefab Plus insurance.