Modular homes are built just like any traditional stick built homes except they use modules that are built in a factory and then put together on site. The modules are picked up off the carriers by a crane and placed on a foundation. Both must be built to meet the same state and local building code requirements. In essence, modular is just a different construction technique. Modular homes typically have 30% more lumber and higher insulation values than stick-built homes. Modular homes appreciate and gain value in the same way traditional homes do. Modular homes are deeded to the property. They are financed, taxed, and insured the same as a stick built home. Once a modular home is complete, it is extremely difficult to see the difference between a modular home and a traditional stick built home.
Mobile homes are built according to the Federal HUD Building Code. Mobile homes are built on a non-removable steel chassis and have limited design options. Mobile homes are classified as personal property for financing, taxes, and insurance. Mobile homes depreciate in value. A modular home is NOT a mobile home. See previous FAQ for description of modular home.
Off-frame modular homes are lifted off the transportation carriers by a crane and placed on a foundation. On- frame modular homes have a permanent steel beam chassis and are built to state and local building codes instead of Federal HUD Code. An on-frame modular is closer to a mobile home than a modular home – you can bolt the axles, wheels, and tongue back on to move it. On-frame modular homes are much cheaper than off-frame modular homes and do not require a permanent foundation. Lenders and appraisers may have difficulty classifying it as a modular home. Silverpoint Homes only sells off-frame modular homes.
Most of our modular homes will range from $140/sq.ft. to $150/sq.ft. A comparable stick-built home with similar build specifications and options will range from $225/sq.ft. to $250/sq.ft. (or more). The price range depends on the options, roof pitch, number of modules, etc.
- Modular homes cost 20-40% less than comparable stick-built homes
- Reduced construction time means less interest paid on construction loan
- Factory Environment
- Materials stay dry
- Employees are highly trained for specific jobs
- 30% more lumber than stick-built houses
- Typically have more insulation for energy efficiency
- Built on jigs for increased build accuracy
- Inspected by independent third-party
- A modular home can be completed in 3-6 months vs. 9-12+ months for stick-built home
- Convenience & Reduced frustration
- One source for all material selections
- Single point of contact
- Service & structural warranties
- Modular homes cannot be installed at all build sites due to access required by modules and equipment
- Customization is slightly limited
The timeframe varies depending on manufacturer backlog and our capacity. The manufacturer backlog can vary from just 2-3 months to 7-9 months in higher demand periods. Once we receive the home from the manufacturer and set on foundation, it typically takes 2-5 months until ready for move-in. This can vary depending on weather, contractor schedules, home complexity, factory load, utility connections, etc. Add an additional 1-2 months if we are finishing the second floor of a cape or completing a 2-story. A more complex home can take longer. Be advised that the lending process before ordering can take 2-3 months, sometimes longer. Additionally, building permits are required before we can order the home, which can take anywhere from just a couple days to several months depending on build location.
We generally serve areas within 1.5 hours (about 75 miles) from our Model Home Sales Centers. We can install homes farther away, but it would need to be evaluated and priced on a case by case basis and may exclude certain items. For example, we may setup the home, but not finish the interior due to the distance. Silverpoint Homes is licensed in West Virginia, Virginia, North Carolina, & South Carolina
No. Financing should be done at the lender of your choice. Silverpoint Homes can refer you to a several local lenders that we have successfully worked with. You will need a construction loan for building the home and a mortgage when complete. You do not need to use the same lender for both loans.
Once you decide upon a home and the options, we will write up a sales contract and provide you with an appraisal packet (diagrams, build specs, and options). The lender will qualify your finances and then request an appraisal of the home and land. For a construction loan, the lender typically will lend 80-90% of the total appraised value. In general, the land value will cover the remaining 10-20%. This means if you own the land, the closing costs could be the only out of pocket expense required. The initial down payment would then be paid from the loan.
Our modular homes are very customizable from simple color options to different kitchen layouts to high-end options. Just ask your housing consultant. Some options will be direct from factory, while others would require local vendors.
Yes. However, certain exclusions will not save much money due to the factory’s low material and installation cost. For example, excluding all flooring (carpet and vinyl) from a 1,500 sq.ft. home would save less than $1,000. Additionally due to insurance carrier requirements, these items can only be installed before we install the home or after our work is complete.
We can complete garages and/or decks. This can be added to the price at time of sale.
A modular home can be placed on a basement. Each of our Sales Centers have different requirements for basements. WV - customer must hire their own engineering firm and contractor to install basement. VA & NC - evaluated on individual basis.
1) Off-frame modular homes
Off-frame modular homes are lifted off the steel frame carriers by a crane and placed on a foundation. On-frame modular homes have a permanent steel beam chassis and are built to state and local building codes. An on-frame modular is closer to a mobile home than a modular home. On- frame modular homes are much cheaper than off-frame modular homes and do not require a permanent foundation. Lenders and appraisers may have difficulty classifying it as a modular home.
2) Build construction
Look at the walls and floor construction. Exterior sidewalls on 16” centers.
Floor joists are 2x10” joists or larger on 16" centers. Examine the cabinets and trim for quality materials, fit and finish. Review the brands and warranties for items such as shingles, siding, carpet, doors, and windows.
3) What is included in the price
Make sure you are comparing “apples to apples”. Some dealers and builders will quote home only without installation, foundation, heat pump, appliances, etc. Make sure the build specifications are comparable. If the price is too good to be true, it probably is. Some builders may have “cost- overruns” that they bill back to customer. Be very cautious if a dealer/builder changes the price significantly at closing.
No. The furniture, décor, and paint in our model homes are displayed to give our customers an idea for what the home will look like once completed.
Absolutely not. We try to show a wide variety of homes, but we understand that we will not be able to have the perfect home for every customer on display. Use our website or catalogs to find the home that fits you best. We can even take ideas from different homes and merge them together to make a custom home.
Our homes includes a one-year service warranty and a 10-year structural warranty. Appliances, shingles, siding, hot water heater, heat pumps, etc. have warranties through their respective manufacturers.
Yes. A modular home is a permanent structure and therefore deeded to the property. In some special cases, a modular home can be placed on land that is not owned by the homeowner (ie. family land). However, this will be up to the lender and will require a different type of loan.
Sorry, we do not. We are not licensed to sell or setup manufactured homes.
Establish your budget
We highly recommend discussing your finances with a lender first to understand how much you can comfortably afford. Some lenders refer to this as pre-qualification and it takes less than 15 minutes.
Determine your housing needs
Number of bedrooms and square footage. Ranch, cape, or 2-story? Any special features, such as fireplaces. Layout – want bedrooms together or separate? Family room? Open?
Pick your home
Tour our Model Home Sales Center and look through our website and/or catalogs to find the perfect home for you. Keep in mind that we can modify the floor plan and also work from a custom design.
Customize your home
Once you have decided on home, you will customize it. This includes layout, color selections, trim, floor coverings, and exterior features. Some options will change the price and your Housing Consultant will develop the quote based on these options.
Purchase Agreement & Obtain Financing
Your lender will need the Purchase Agreement, floor plan, and exterior elevation. The lender will go through the approval process and request a pre-appraisal of the home on your land. The appraisal will help determine the amount you can borrow on the construction loan. Once approved, we will review your home again to ensure everything is correct.
Down Payment & Building Permits
With the down payment and approval of building permits, the construction process begins.
Home is Built & Foundation Installed
While the home is being built at the factory, Silverpoint Homes will install the foundation.
Delivery and Set
Home is delivered to Silverpoint Homes and then we will schedule a setup date. The crane set usually takes just one or two days.
On Site Finish Work & Utility Connections
Silverpoint Homes and our sub-contractors will complete the interior and exterior. You will be responsible for coordinating bringing utilities to the home.
Final Walk-Thru & Final Payment
After we complete our work, we will walk through the home with you to document any minor problems or defects that are to be corrected. We hand the keys to you and you can begin to enjoy your new home.