Modular homes are just like other types of homes in that they need proper permits, the right property preparation and utilities. And they need the right foundation for the location. There are four main types of foundations used for modular homes and the choice is driven by a number of factors. These are all considered to be permanent foundations under building codes and by insurance companies if properly installed. This is an important distinction. A modular home is not a trailer even though it will be brought on trailers in pieces and assembled on site. Once assembled it is not designed to be moved, and it should sit on a permanent foundation. This is important to meet code, obtain financing if required and for securing insurance not mention ensuring the stability of the home. Armstrong is a family-owned business that has been selling modular homes for decades and we gladly share our experience on foundations because, without the right foundation, nothing else matters.
The Big Four Foundations
Slab On Grade
A Slab on Grade foundation is a concrete slab poured at ground level with little excavation. This makes it a very affordable foundation but all utilities (furnace, electrical, water heater) will all have to be in the body of the home as there is no basement or crawl space.
Crawl Space
As the name suggests, a crawl space is a short foundation of anywhere from 18 inches to 6 feet depending on the code of the area you are building in. The crawl space provides a place to put a furnace and other utilities but is less costly than a full basement. ICF is often used in the construction of crawl spaces as well.
Full Basement
Where budget and property allow, you may wish to build a full basement to give your modular home additional space. The average height of a full basement is 8’ and at least 4’ of it needs to be below the frost line. This means the presence of rock or a high water table on the property may make it difficult, if not impossible to dig down 4’ or more. If you can excavate for a full basement, the most common method of construction for such a foundation is Insulated Concrete Forms (ICF) which are pre-manufactured Styrofoam blocks that are used to assemble the foundation before having concrete poured into the ICF forms. ICF is not the only material used for basements, but it is strong, waterproof, mildew resistant and very well insulated.
Piers
Piers, also known as piles, can be constructed from concrete, wood or metal. They are essentially posts firmly rooted in the ground on to which the home is placed. Helical piles are like giant screws that are screwed into the ground to support the foundation. They are often used when the property on which the home will sit is uneven because they can be screwed into the ground to different depths to accommodate the undulations of the property. They can also be used when the water table on the property is high.
What determines the best foundation for your home?
When deciding on the right foundation for your modular home you can’t start with cost. Like most things in life, a strong foundation is key to long-term stability. Factors like the layout of your land, the size of your home, your typical climate and weather, the requirements of your local building codes, and your budget or financing all affect the type of foundation you require. One aspect that many forget about is water. Not the water that comes out of your tap but the water that exists on your property. If your property has a high water table this will affect the foundation you use. Likewise, if you want to put your modular home on the side of a cliff, the foundation is going to be specific and likely more costly.
Precision is Essential
Because a modular home is pre-constructed in a factory and assembled on site, the foundation must adhere perfectly to the specifications for the home. That is why it is imperative to get a foundation that not only suits the property but also the home you have purchased. Armstrong Modular Homes provides exact specifications from our chosen supplier Maple Leaf Homes, but strongly suggests that you employ professional contractors to prepare your site and construct the foundation. Armstrong has decades of experience with modular homes and will also share their expertise with you regarding the which foundation you should use.
For more information on Armstrong Modular Homes call (705) 436-5611 or email sales@armstrongtrailers.com