KOD Education Hub

Know before you move. Real estate is a big decision — we break it down.

Modular 101

What Is Modular Construction?

Modular construction is not manufactured housing. This is the single most important thing to understand — and the most common misconception to clear up before anything else.

A modular home is built in sections inside a climate-controlled factory. Each module meets the same state and local building codes that govern traditional site-built homes. Once complete, modules are transported to your land and set onto a permanent foundation using a crane.

Manufactured homes (sometimes called "mobile homes") are different: built under HUD federal standards, often on non-permanent foundations, and typically depreciate like personal property. Modular homes appraise, finance, and appreciate like any other real property.

The KOD + Impresa Modular connection

Jarvis is a certified Impresa Modular sales consultant serving the DMV region — working with buyers to design and build factory-crafted homes on their own land across DC, Maryland, and Virginia.

Know the Difference

Modular vs. Site-Built vs. Manufactured Homes

Three home types that are often confused — but very different in how they're built, financed, and valued over time.

CategoryModularSite-BuiltManufactured
Where BuiltFactory (modules) + site finishEntirely on-siteFactory only
FoundationPermanent (same as site-built)PermanentOften pier/blocks (non-permanent)
Building CodeState & local (same as site-built)State & localFederal HUD code
FinancingConventional construction loanConventionalSpecialty/personal property loans
AppraisalSame as site-built homesStandardDifferent methodology
Resale ValueAppreciates like site-builtStandard appreciationOften depreciates
Build Timeline3–9 months total8–18+ months1–3 months
Why Modular

6 Benefits of Building Modular

Buyers across the DMV are choosing modular for a smarter path to a new home. Here's why.

Speed

Site prep and factory production run simultaneously. Move-in ready 1–4 months after the home is set on the foundation.

Controlled Quality

No weather delays, no inconsistent labor. Factory precision means every section is built to the same high standard every time.

Cost Predictability

Your home arrives 80–90% complete. Fewer on-site variables means cleaner estimates and fewer budget-busting surprises.

Customization

Choose from hundreds of floor plans or go fully custom. Bedrooms, bathrooms, finishes, and layout — you design it, the factory builds it.

Energy Efficiency

Energy Star packages, 2x6 wall framing, and upgraded insulation are standard or available options. Lower utility bills, higher comfort.

Financing Confidence

Modular homes qualify for the same construction-to-perm loans as site-built homes. Conventional financing, standard appraisals, real property.

The Process

The Modular Build Process: Step by Step

From first conversation to handing you the keys.

1

Qualify

Confirm land, budget, financing path, and timeline. Assess site access for truck delivery and crane.

2

Design & Select

Choose a floor plan from the catalog or customize. Select finishes, options, and upgrades with your consultant.

3

Plans & Permit

Factory-engineered drawings are submitted for local building permits. Plan review and permit approval.

4

Contract & Deposit

Sign the factory order. A 10–35% deposit triggers production scheduling. Factory reserves your build slot.

5

Production

The factory builds your home. Meanwhile, your contractor completes site prep, foundation, utilities, and access.

6

Delivery & Set

Modules arrive by truck. A crane sets each section onto the prepared foundation. Sections are joined and sealed.

7

Site Finish

Electrical/plumbing connections are made. Exterior finish, landscaping, driveway, and decks are completed on-site.

8

Final Inspection & Move-In

Local inspector signs off. Certificate of occupancy issued. Keys in hand — your new home is ready.

Financing

Financing a Modular Home

Get Pre-Qualified First — Before You Fall in Love with a Plan

The very first step in your modular journey should be qualifying for a construction loan. Knowing your budget up front prevents the disappointment of designing a home you can't afford — and gives you a clear number to work with when reviewing floor plans.

Ask for a Single-Close Construction-to-Perm Loan

A single-close loan means you go through closing only once instead of twice (once for construction, once for the permanent mortgage). This can save thousands of dollars in fees. Ask your lender about it from the start.

Builder's Risk Insurance Is Required

If you're financing, your lender will require a builder's risk policy — essentially homeowners insurance for a home that isn't finished yet. Even if you're paying cash, don't skip this. If the home is damaged during construction, you risk losing your entire investment.

Need Help Getting Qualified? KOD Has a Partner for That.

If your credit needs work or you need short-term funding support, KOD partners with Stay Sharp Funding for credit repair and 0% short-term financing. Reach out to Jarvis to get connected.

Buyer Checklist

What Buyers Should Know Before Building

Read through this before you spend a dollar on drawings.

Own land or have a near-term land plan before spending money on drawings

Verify site access — trucks and a crane must be able to reach your lot

Check local setbacks, easements, and restrictive covenants before selecting a floor plan

Budget separately for site work: foundation, septic/sewer, well, driveway, utilities

Modular sections have standard widths (12'–16') — custom sizing adds cost

Do NOT make late change orders — homes are 80–90% complete on delivery; changes at that point are expensive

Ask your local building official if home fire sprinklers are required — they add $3,000–$8,000

Get site work (foundation, finish contractor) quotes separately from the factory quote

Ready to Explore a Modular Home in the DMV?

As a certified Impresa Modular sales consultant, Jarvis can help you confirm your land, budget, and timeline. Free Build Fit Call — no obligation.

Schedule a Consultation