Your modular home is arriving in five days. The excitement is real, and you’re probably already thinking about the first night in your new home.
But once the home arrives, what actually happens?
What does modular home setup even mean?
Delivery is a big milestone, but it is not the final step. Your home still needs to be set on its foundation, connected, finished, and prepared for you to move in. Depending on your home and property, that may involve several pieces of equipment, trades, and finishing work.
The good news is, you don’t have to figure it all out on your own.
In this guide, we’ll walk you through what happens from the moment your modular home arrives to the point where you can walk through the finished home and call it yours. We’ll cover how the home is set, what equipment is needed, how long setup takes, which trades may be involved, and what can affect your timeline.
We’ll also cover common questions about utilities, interior finishing, the final walk-through, and what needs to happen before you move in.
Delivery day is exciting. Knowing what comes next gives you the peace of mind we all crave.
How Will My Modular Home Be Setup and How Long Will It Take?
Your modular home will typically be set using cranes and a ground crew. The cranes lift each section into position while the ground crew guides it onto your prepared foundation and makes sure everything is set where it needs to be.
The actual set can happen surprisingly quickly. Depending on the size and layout of your home, the process can take as little as one day or up to several days depending on your selected features.
Once the sections are in place, there is still work to be done before your home is ready to move in. The sections need to be secured, connected, and finished, along with the necessary utility connections and exterior work.
What Equipment Do I Need to Supply for Setup of My Modular Home?
No. When you work with Zook Cabins, you don’t need to worry about supplying the equipment needed to setup your modular home.
We take care of the escort permits, cranes, and the equipment needed by the setup crew to get your home safely into position. Before delivery, we coordinate what is needed for your specific home and site so the crew arrives prepared to do the job.
That means you don’t have to track down a crane, figure out what equipment is required, or coordinate the heavy machinery needed to get your home set. We handle those details so you can focus on the parts of your project that matter most to you.
Will I Need to Complete Any Interior Finishing Work When My Modular Home Arrives?
No. At Zook Cabins, we handle the interior and exterior finishing work that comes with your home. You are not responsible for completing the standard finishing work before or after delivery.
The main exception is any custom or unfinished space that you choose to add to your project. For example, our Mountaineer Deluxe comes with a finished loft, but the attic space is left unfinished. We bring this up because it is a common request to finish this space as additional bedrooms or a rec room.
Beyond features like this, you can expect your home to arrive with standard interior and exterior finishing work nearly complete, with our onsite crew finishing the rest.
Do My Utilities Need to Be “Live” Before Modular Home Setup and Finishing?
No, you do not need to have “live utilities” at the property before your modular home is delivered and setup.
John King, one of Zook Cabins’ project managers, says:
“Our crews bring the equipment and generators they need to complete the setup, so your home can be set even if the utilities are not turned on yet.”
This means you can keep your project moving while your permanent utility connections are being completed. Our team coordinates what utilities are in place and comes prepared with what is needed to get your home in position and ready for the next stage of your project.
Do I Need Any Specific Trades Present for My Modular Home’s Final Setup?
Yes, you will need a few tradespeople to help you finish up your modular home once it arrives. And once we have done all of our finishing work.
However, if you are using a General contractor to run your project, they can coordinate these teams for you, giving you a smooth process for your modular home’s final construction.
We spoke with John Wayne, Zook Cabins’ Senior Project Manager, to get his perspective on what it takes to move a project from delivery to a finished home.
With experience managing projects through the final stages, John Wayne says a few key trades are typically needed to finish the job.
“You will typically need a plumber and electrician to connect the home to the main utility supplies.
You’ll also need a contractor to handle things like the stairs or entry to the home and the final grading around the property.”
These final pieces take the project from a delivered home to one you can enjoy.
Without these completed, your home will not be approved for occupancy, delaying when you can move in.
Is There a Certain Time of Year That Is Better for My Home to Be Delivered So That It Can Be Finished on Time?
The best time of year for delivery depends on where your home is being delivered. We can help you plan your project around your area’s conditions.
For example, homes in the Southeast can typically be delivered and set at any time of year. In areas that experience heavy snowfall in winter, we may recommend scheduling delivery outside the winter months. Snow, ice, and difficult site conditions can make delivery and setup more challenging, so planning ahead can help keep your project moving smoothly.
Can My Modular Home Be Setup and Finished in One Day?
Yes. We offer several models that can be delivered, set, and ready for utility connections in as little as one day. This can make the setup process much quicker, especially when your site is fully prepared before delivery and the necessary equipment and trades are ready to go.
Our models that can be set in one day include:
To see how simple this process for one of these models, take a look at the video of the A-Frame Dwelling being delivered above.
What Features Will Make It Take Longer to Setup My Modular Home?
Certain features can add time to your modular home setup, including porches, metal roofs, breezeways, and garages. These features typically require more on-site work after the home arrives.
For example, metal roofs are often finished onsite to help prevent damage during transportation. Breezeways are built as separate structures, so they require additional onsite construction to connect them to the home. Porches and garages can also require additional framing, roofing, and finishing work once the home is set. Planning for these features ahead of time can help you better understand the overall setup timeline for your project.
How Are the Exterior and Seams of My Home Finished?
When a modular home arrives at your property, it may come in multiple sections, but you shouldn’t be able to tell where one module ends and the next begins. To understand how that transition happens, we spoke with Mahlon Beiler, Project Manager at Zook Cabins, who helped explain what goes into turning those individual modules into one finished home.
Sealing the Air Gap
One of the first things the crew addresses is something you will never see once the home is finished, the air gap between the modules.
“When two modules come together, the seam runs down the gable end of the house,” Mahlon explains. “Before any finish work happens at the seam, we seal the air gap between the two modules with insulation.”
That gap runs the length of the mate line. Without proper insulation, it could create a direct path for outside air to enter the home. The crew fills the space completely before installing the siding or interior finishes, helping the seam maintain the same thermal performance as the surrounding wall.
Making the Exterior Look Continuous
Once the modules are connected, the exterior work begins to make the home look like one continuous structure.
“We deliberately leave that section of siding off in the shop and install it on site instead,” Mahlon says. “That way, the two halves read as one continuous wall, and there isn’t a visible seam when we’re finished.”
The same principle applies to the roof. Rather than completing the entire roof connection before transportation, the crew finishes the connection onsite. This allows the two roof sections to tie together into one continuous roofline, creating a finished appearance similar to a traditional site-built roof.
Bringing the Interior Together
The same attention to detail continues inside the home. Flooring, for example, is intentionally left partially unfinished in the factory so the crew can complete the connection after the modules are set.
“We finish the flooring on site and run it straight across the module lines,” Mahlon explains. “That way, there’s no break underfoot where the two modules meet.”
The ceiling connection is handled a little differently. A drop beam is typically used where the two sections meet, then finished with trim. Rather than trying to hide the connection entirely, the beam becomes a clean architectural detail within the room.
Doorways that cross a mate line receive the same level of attention. Extension jambs are added so the door and frame fit properly across the connection, helping the finished doorway look like it was built as part of one continuous wall.
For the homeowner, the goal is simple. The home may arrive in separate pieces, but once the onsite work is complete, those pieces should come together to feel like one cohesive home, not a collection of modules.
Who Handles Installation of an HVAC System Upon Delivery of a Modular Home?
Once your modular home arrives, your local HVAC crew will install the heating and cooling system. But that doesn’t mean they are starting from scratch.
Before the home leaves our facility, we prepare the necessary spaces for the HVAC system, including areas needed for air returns. This gives your local HVAC contractor a clear starting point when they arrive onsite and helps make the final installation more straightforward.
The goal is to have the home prepared for your local trades, so the work that needs to happen onsite can move efficiently and your HVAC system can be installed properly as part of the final setup.
Note: If you plan to have a central HVAC system, speak with your sales rep about this plan so they can advise you on the best way to create returns or chases for your home.
Who Makes the Water and Sewer Connections Once My Modular Home Is Delivered?
Your local HVAC crew will need to install the heating and cooling system in your modular home. However, we make sure the home is prepared for their work before it leaves our facility.
We install the spaces needed for air return, when needed, as part of the home’s construction. This gives your HVAC crew clear access to connect and install the system once the home is set onsite. This makes HVAC installation more straightforward and keeps the final setup moving smoothly.
Are There Additional Fees for Finishing My Modular Home Set-Up?
No. When you are quoted a modular home price, that should include the setup and installation of the home. However, this does not mean there are no fees from other service providers, such as electrical, HVAC, and plumbing, since their services fall outside the cost of delivery and setup.
Will Weather Impact the Setup and Finishing of A Modular Home?
Yes, the weather can cause issues. Minor inclement weather will not always prevent your modular home from being delivered and set. However, in severe weather, setup and finishing of your home may need to be rescheduled until conditions are safe and suitable for the work to be completed.
To help avoid these issues, your project manager will be able to coordinate with your GC and ensuring that we are all aligned on how your project will be completed.
Can the Interior Finish of a Modular Home Be Completed in Any Weather?
Yes. Once your modular home is set and our team has access to the interior, interior finishing work can generally continue regardless of the weather outside. Because this work takes place inside the home, rain, snow, or other outdoor conditions typically will not prevent our crew from continuing the work.
Weather can still affect the overall setup schedule and any exterior work that needs to be completed. However, once the home is set, we can continue making progress inside while exterior work is completed as weather conditions allow. This helps keep your project moving forward instead of letting a few bad-weather days bring everything to a stop.
Will I Be Able to Move Into My Modular Home the First Day?
It’s unlikely, but it depends on the size and model of modular home you choose and whether you can complete all setup and occupancy in one day.
As we mentioned earlier, several of our models can be set and connected to the foundation in as little as a few hours.
From there, the timeline depends largely on your local plumber and electrician. Once the home is set, they will need to connect the home to the main utilities and complete any required inspections so your certificate of occupancy can be issued.
If everything is lined up and your trades teams are ready to go on the first day, there is a real possibility that you could move into your home that same day. The key is having your site, utilities, trades, and required approvals ready before the home arrives.
Can I Move In Before My Finishing Work Is Done?
No. You cannot move into your modular home while finishing work is still being completed.
During this stage, your home is considered an active work site, so it is not yet ready for occupancy.
For your safety, you will need to wait until the finishing work is complete and the required inspections and occupancy certification are complete. Once your certificate of occupancy has been issued, you can officially move into your new home.
Will I Have a Final Walk-Through With the Delivery and Setup Team?
Yes. You will have a final walk-through of your modular home to inspect the work and make sure everything is in order. This is your opportunity to look over the home, raise any concerns about the quality of the work, and make sure everything is finished the way you expected.
It is also a good time to ask any final questions you may have about your home, its features, or the work that was completed. We want you to feel confident in your home and comfortable with everything before the project is officially wrapped up.
How Long Is the Warranty on My Modular Home From Zook Cabins?
When we asked Malachi King, Zook Cabins’ warranty representative, what the warranty covers, he explained, “Our homes come with a one-year structural warranty. That covers some of the key parts of the home, including the exterior, flooring, roofing, doors, windows, and other structural components.”
If you have questions about whether a specific issue is covered, our team can help you understand what the warranty includes and what steps to take if a concern comes up after your home is delivered and set.
Conclusion…
As you can see, modular home construction can save you significant time, but there is still some work that needs to be “buttoned up” once your home arrives. The good news is that the final setup and finishing process typically takes just a few days, depending on your home and the work required onsite.
Before you know it, the work is finished, the final details are in place, and you can stop dreaming about your new home and start enjoying it. When you are ready to turn your vision into reality, our team is here to help you Dwell Beyond The Ordinary.
