The advertised price of a modular home can look very tempting. Add foundations, delivery, crane hire and utility connections, and the total has had a growth spurt worthy of a child after the summer holidays. It does not necessarily mean anyone is trying to mislead you. The price of the house and the cost of the whole project cover different things.
First, check what the price covers
Check whether VAT is included, which floor area the price refers to and how much of the interior will be finished. 'Standard specification', 'fully finished' and 'ready to move in' can mean very different things from one manufacturer to the next.
If something is missing from the quote, do not assume it is included. Ask, and have the answer added in writing. When memories differ later, a written specification is rather more useful than a phone call.
Costs that are often charged separately
The plot, access road and house design all affect the total. There is no single percentage you can add to every modular home price. It would make budgeting wonderfully easy, but building a house rarely follows one neat formula.
- Site survey, ground investigation, design and approvals
- Land preparation and foundation construction
- House transportation, crane and assembly
- Water, sewerage and electricity connections to the house
- Terrace, yard landscaping, furniture and household appliances
Internal wiring is only part of the electrical connection
The factory may fit the wiring and plumbing, but someone still needs to connect them to the utilities on your plot. Agree where the manufacturer's work stops and your contractor's work starts. A finished bathroom is less useful when the water supply exists only on paper.
Compare offers in one table
Make a simple comparison table with the same rows for every manufacturer: design, production, finishes, heating, ventilation, foundations, delivery, installation, utilities and paperwork. Mark each as included, excluded, extra or still to be confirmed. The cheapest headline price may change places, but you will find that out before the crane arrives.
We compare Latvia's leading modular home manufacturers.
