Question 1

What's the difference between a modular home and a manufactured home?

Accepted Answer

Modular homes are built in sections in a factory, then transported to your site and assembled on a permanent foundation — just like a site-built home. They're subject to the same local building codes as traditional construction. Manufactured homes (sometimes called mobile homes) are built to a federal HUD code and can be placed on non-permanent foundations. Our homes are modular, which means they qualify for conventional financing and are treated as real property.

Question 2

Are modular homes as durable as site-built homes?

Accepted Answer

Yes — and in some ways more so. Because modules are built in a controlled factory environment, they're not exposed to weather during construction. The framing is typically over-engineered to survive transport, which means the finished structure is often stronger than a comparable site-built home. Our homes are built to California Title 24 energy standards and carry the same warranties as traditional construction.

Question 3

Can I customize the floor plan, finishes, or exterior?

Accepted Answer

Yes. Every model we offer has a standard configuration, but we work with you to customize interior finishes (flooring, cabinetry, countertops, fixtures), exterior siding and color, window placement, and optional add-ons like covered porches or solar-ready roofs. Major structural changes to floor plans are possible but add cost and lead time — we'll walk you through what's feasible during your consultation.

Question 4

How long does the entire process take from contract to move-in?

Accepted Answer

For most projects, the timeline from signed contract to move-in is 16–24 weeks. That breaks down roughly as: permitting (4–8 weeks depending on county), factory build (8–12 weeks), site prep and foundation (2–4 weeks, often overlapping with the factory build), and delivery and installation (1–2 weeks). We give every client a project schedule at contract signing and update it as milestones are hit.

Question 5

What does the price include?

Accepted Answer

Our quoted prices include the home itself (all standard finishes), delivery to your site, crane placement, and connection to your existing utilities. They do not include land, site preparation, foundation work, permit fees, or utility hookup costs — those vary significantly by location and site conditions. We provide a full itemized estimate that covers all costs before you sign anything.

Question 6

What is an ADU and why is California pushing them?

Accepted Answer

An ADU (Accessory Dwelling Unit) is a secondary housing unit on a single-family or multi-family lot — a backyard cottage, garage conversion, or attached suite. California has passed a series of laws (SB 9, AB 68, AB 881, and others) that make it significantly easier and faster to permit ADUs statewide. The goal is to add housing supply without rezoning. For homeowners, ADUs are one of the fastest ways to generate rental income or add housing for family members.

Question 7

How much rental income can I realistically expect from an ADU?

Accepted Answer

It depends heavily on your location. In the Bay Area and Los Angeles, a 1-bedroom ADU typically rents for $1,800–$2,800/month. In the Central Valley and Inland Empire, expect $1,200–$1,800/month. Our ADU pricing page shows conservative rental income estimates by unit size. Most of our clients see full payback on their ADU investment within 6–10 years through rental income alone — not counting the property value increase.

Question 8

Can I put an ADU on my property if I rent it out?

Accepted Answer

California law allows ADUs on most single-family and multi-family lots regardless of whether the owner lives on-site. However, some cities have owner-occupancy requirements for certain ADU types. We'll check your specific parcel during the consultation and let you know exactly what's allowed before you commit to anything.

Question 9

Does an ADU require a separate address and utilities?

Accepted Answer

ADUs can share utilities with the main home (most common for smaller units) or have separate meters. A separate address is typically assigned by your city or county during permitting — this is required if you plan to rent the unit to someone other than a family member. We handle the address application as part of our permitting service.

Question 10

Do you handle permits, or is that my responsibility?

Accepted Answer

We handle the full permitting process as part of our service. That includes preparing and submitting architectural plans, coordinating with your local building department, responding to plan check comments, and scheduling inspections. You don't need to deal with the building department directly — we manage it from start to finish.

Question 11

How long does permitting take in California?

Accepted Answer

It varies significantly by county and city. Some jurisdictions (Sacramento, Fresno, Riverside) process ADU permits in 2–4 weeks. Others (San Francisco, some Bay Area cities) can take 8–16 weeks. We have experience in 35+ California counties and know which jurisdictions move fast and which require extra lead time. We factor this into your project schedule from day one.

Question 12

Are there setback or size restrictions for ADUs?

Accepted Answer

Yes, but California state law has loosened many of the old restrictions. Under current law, ADUs up to 800 sq ft cannot be denied solely for setback violations if they meet a 4-foot rear and side setback. Larger ADUs follow local zoning rules. Maximum ADU size is generally capped at 1,200 sq ft or 50% of the primary home's square footage, whichever is less. We'll pull your parcel's specific rules during the consultation.

Question 13

Will an ADU trigger a full reassessment of my property taxes?

Accepted Answer

No. Under California Prop 19 and current assessor guidelines, adding an ADU triggers a supplemental assessment only on the value of the new ADU — your existing home's assessed value is not affected. The ADU value is added to your tax base, but it does not reset your entire property's Prop 13 protections.

Question 14

What happens during the free consultation?

Accepted Answer

We spend 30–45 minutes learning about your project: your land or property, what you want to build, your timeline, and your budget. We'll tell you what's feasible, walk you through the models that fit your needs, and give you a rough cost range. There's no pressure and no obligation. Most clients leave with a clear picture of what's possible and what the next step looks like.

Question 15

What do I need to have ready before we start?

Accepted Answer

For a primary home: you'll need to own or be under contract on land, or have a site in mind. For an ADU: your property address and a rough idea of where on the lot you'd like to place the unit. You don't need architectural plans, permits, or financing in place before the consultation — that's what we help you get sorted.

Question 16

Do you work throughout all of California?

Accepted Answer

Yes. We've completed projects in 35+ California counties, from the Oregon border to San Diego. Delivery costs vary by distance from our factory, and some remote counties have longer permitting timelines — we'll factor both into your estimate. There are no areas of California we won't work in.

Question 17

What credit score do I need to qualify for financing?

Accepted Answer

It depends on the loan type. FHA Title I loans are available with scores as low as 580. Conventional construction-to-permanent loans typically require 620+, with better rates at 680+. Personal property loans (for leased land) are available down to 550 in some cases. We'll match you with the lender whose requirements fit your profile — not the other way around.

Question 18

Can I use a HELOC to fund an ADU if I already own my home?

Accepted Answer

Yes — this is one of the most common ways our ADU clients finance their projects. If you have equity in your home, a HELOC lets you borrow against it without taking out a new mortgage. Interest is often tax-deductible when the funds are used for home improvement. We work with lenders who specialize in ADU HELOCs and can connect you within one business day.

Question 19

Does submitting a pre-qualification request affect my credit score?

Accepted Answer

No. Our pre-qualification process uses a soft credit inquiry, which does not affect your score. A hard inquiry only happens when you formally apply for a loan with a specific lender — and only with your explicit consent. You can explore your options freely without any credit impact.

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