Common questions

Factory-direct, itemized book pricing for your home and site work, pricing on any options you want to change or add, assistance with lending, and a site visit if needed.

It's credited toward the price of your home. It's non-refundable, but it never expires — come back a year later and you won't pay it again.

Once your lender pre-approval is back, we establish your cost and sign the contract. The $3,000 minimum contract deposit locks in your price and secures any discounts or promotions available, for 45 days.

Like every deposit, it's non-refundable and credited toward the price of your home.

Every price includes delivery, set and interior finish for sites within 75 miles of whichever of our three locations is closest to you: Logan, UT; Rock Springs, WY; or Idaho Falls, ID. Farther than 75 miles, the extra travel is quoted separately.

Set equipment (piers, pony wall, skirting), foundation, utilities and other site work are priced separately based on your site — your itemized book pricing spells all of it out.

A site with no more than a 2–3 degree slope in any direction, and access wide enough to move the home onto it.

Rock, hardpan, fencing, trees and other obstacles can make a site non-typical. Non-typical sites, mud or snow, and changing the home's location or direction on the lot can all add cost.

Yes — every customer completes a site evaluation for the lot, including a plot plan showing where utilities come in, the front door side, and distances to property lines.

Accuracy matters: missing or wrong information can cause delays and added costs. Your local building department can tell you your snow load and frost depth.

811 is the free, nationwide "call before you dig" number. Utility companies come out and mark where buried lines (power, gas, water, phone, fiber) run across your lot, so nobody hits one while digging.

A lot of buyers have never heard of it. Not every lot has buried lines, but many do — and whoever is digging is required to call first. If you're doing any digging yourself (fence posts, septic, utility trenches), make the call a few days ahead.

Yes — plan on your foundation needing engineered plans. If we're contracted for your foundation, we order the engineering for you. Extra engineering fees can apply depending on the foundation type, local code, and lender requirements; any added fees are included in your contract.

If you or your own contractor are doing work that needs engineering (foundation, garage, septic), you'll need to provide that engineering.

If you're financing, check with your lender first — many lenders won't allow customer-hired contractors. Some will, if you fill out an application with the lender to get your contractor verified and approved. Cash buyers can generally use their own contractors, since it's mostly lenders that require verified contractors.

Either way, their work has to meet local and state codes and the project specifications, and it's verified before the next phase can be scheduled.

Delays or corrections caused by customer-hired contractors are the customer's responsibility, and we don't warranty work we didn't do. Some banks require contractors to be paid directly.

Homes not going on a crawlspace or basement are a "park set": placed on piers, pads and blocking on a concrete, road-base or compacted-earth pad, with tie-downs and skirting (or brick and block) around the bottom.

Crawlspace and basement homes sit on a concrete foundation. A standard crawlspace includes footings, 36"-high stem walls (6" thick for HUD homes, 8" for IRC), sill plate and gasket, venting, a crawlspace access well with cover, rebar, grounding, and engineering. Gravel infill, if needed, is extra.

Good to know: IRC (modular) homes don't arrive with insulated floors, so floor insulation is added on site.

They can be: standard treated-wood steps up to 4 feet tall, with handrails, landings and footings to local code. Larger steps or decks are an added cost.

Lenders require steps at every exit by the final walkthrough at the latest — it's on their checklist. In most cases this is something you can build yourself to save a good chunk of money, as long as they meet local code.

Water, sewer, electrical, gas or propane, and septic — availability depends on your location.

Standard water, sewer and underground electric include up to 30 feet of trenching from the connection point at your property edge; longer runs cost extra. Overhead electric doesn't include any poles the power company requires.

Gas/propane lines are run for up to three appliances, stubbed outside the home for the gas or propane company to connect. Septic pricing is an estimate until a perc test is done.

All-electric homes must have a 200-amp power connection available (many parks can upgrade to 200 amps if needed).

Gas appliances ship set up for natural gas. Running propane (or living at high elevation) means the orifices have to be swapped. We don't do that swap — it's done by your gas or propane company, or whoever hooks up your gas.

A clear delivery path and staging area — ground level and overhead — with room to place one half of the home on each side of the foundation. Crossing a ditch takes at least a 30-foot-wide culvert or ramp.

Standard delivery assumes the delivery truck alone can reach the site; any extra equipment is added cost. Delivery can take one or more days, and drivers will call while on the road (sometimes it shows as spam — answer anyway!).

On a crawlspace or basement, the preferred method is a roll set: the home halves pull up alongside the foundation and roll into place. Standard pricing assumes room for a two-side roll; a one-side roll (both halves from one side) or a crane set, if the site needs it, costs extra.

Our goal is a set crew on site within 14 days of delivery, weather permitting. A typical set needs a clear area of 20 feet (including overhead) around the foundation, and backfill leaving 24" of exposed foundation for IRC homes or 12" for HUD homes. Homes 66 feet and longer may need a crane.

The set includes placing and leveling the home, the support system, and sealing up the exterior (roof cap, siding at the marriage line, skirting on park sets).

Once the home is set, a finish agent completes the inside: removing temporary shipping walls, finishing the marriage line and carpet, installing loose-shipped items and ceiling fans, starting up the water heater and furnace, checking water and electrical, and repairing normal transport cracks, trim, caulking and paint touch-ups.

It ends with a walkthrough and orientation (shutoff valves, breaker box, appliances, basic maintenance). List anything that needs attention on the walkthrough form so corrections start right away.

Homes need to be set within about 14 days of delivery. If that's not possible, the home needs temporary piers/supports and its shipping wrap kept intact until the set — otherwise you risk frame bowing and interior damage that may not be covered by warranty.

On average about 6 months when everything goes well. Many things can speed it up or add time: if you're financing, need utilities brought in, or still need to find land, plan on longer. Cash buyers who already have land and utilities can move pretty quickly.

Each phase is scheduled from the expected finish of the one before it, starting when your home is ready to order. Once a phase is released, the goal is to start within 14 days — crew availability and weather can push that.

Schedules can change with little notice; you'll get updates through the project portal.

Yes, but winter (normally October–March) affects some jobs and dates can't be guaranteed. Snow removal on access roads, around the foundation and inside it is the customer's responsibility.

Book pricing covers up to 4" of ground frost; deeper frost, cold-weather concrete (accelerants, blankets, heating) and snow or mud equipment are added costs. Homes can't move on icy roads, so delivery dates can shift last minute.

Your home's warranty comes from the factory that builds it. Appliances, water heater and furnace are covered by their own manufacturers, and site work is warrantied by the crew that completed it.

Warranty requests go to the factory's service department and into your project portal with photos, so everyone can track them.

Once your home is ordered you'll get access to a project portal (web and phone app) for messages, photos, files and weekly updates from the construction team. Allow up to 24 hours for replies.