Guide
Planning & Site Preparation for Modular Homes: Where to Start and Land Considerations
Modular homes are built fast in a factory, but success on delivery day depends on proper land selection, approvals, and site prep. Use this guide to avoid costly surprises.
For the full end‑to‑end sequence, see the modular home building process guide.
1. Start with research and zoning checks
Verify modular homes are allowed before making offers. Speak with your planning department and get clarifications in writing.
- Type of home: Modular homes (IRC) differ from manufactured homes (HUD). Lenders and local rules may treat them differently.
- Permitted uses: Some municipalities add aesthetic or attachment requirements.
- Setbacks & easements: Confirm buildable area and underground rights-of-way.
- Flood & environmental: Check flood maps, wetlands, contamination.
Order a professional land survey and soil/percolation tests. Use results to pick the right foundation and drainage strategy.
Permits and approvals
Expect to apply for:
| Permit | What it covers |
|---|---|
| Building | Foundation, utility connections, inspections |
| Transport | Moving modules on public roads |
| Utilities | Water, sewer/septic, power, gas, occupancy |
Apply early; some jurisdictions require stamped civil drawings.
2. Choose suitable land and evaluate the site
Location, access and lifestyle
- Delivery access: Trailers and cranes need wide, reinforced roads and clear turning radii.
- Drainage & exposure: Prefer naturally high ground; consider sun and prevailing winds.
- Utilities proximity: Bringing services to raw land can be costly.
- Lifestyle fit: Commute, schools, internet, and resale.
Soil and site conditions
- Stable soils: Clay moves; sand drains but may erode. Get a geotech recommendation.
- Slope: Steep grades add costs (retaining walls, stepped foundations).
- Vegetation & debris: Remove trees/stumps/boulders to avoid settling and pests.
Accessibility for delivery and construction
- Road width & turning radius: Plan for 14 ft wide, up to 80 ft long deliveries.
- Site access: Prepare driveway and staging before delivery to avoid fees.
- Utility trenches: Plan safe routes and separations for water, sewer, power, gas, and data.
3. Clear, grade and prepare the site
Clearing the land
Remove trees, stumps, rocks and vegetation across the footprint and utility paths. Do not bury organic material under slabs.
Grading and leveling
Create a level pad while maintaining drainage. Direct water away from the foundation using swales and gentle slopes.
Foundation options
| Type | Pros | Considerations |
|---|---|---|
| Concrete slab | Cost-effective, quick, good in warm climates | Cracking in frost; no underfloor access |
| Crawl space | Utility access; works on slopes | Insulate/ventilate to manage moisture |
| Basement | Extra living/storage space | Higher excavation and cost |
| Pier-and-beam | Potentially cheaper; good access/ventilation | Protect from frost; insulate water lines |
Coordinate final foundation design with your modular manufacturer for pier spacing and anchor points.
Utilities and trenches
- Water supply: Municipal connections or well drilling and water testing.
- Sewer or septic: Meet percolation and county code requirements.
- Electrical and gas: Coordinate meter sets; follow code depths and separations.
- Internet and telecom: Plan conduit or direct-bury to support high-speed service.
4. Plan the logistics and timeline
Site prep 2–4 weeks, delivery/setup 1–2 days, utility connections 3–7 days, final inspections 1–2 weeks. Build in contingency.
- Get a realistic schedule from your builder and align dependencies.
- Use foundation details approved by the modular manufacturer.
- Confirm crane access, lift plans, and ground conditions before delivery.
- Coordinate inspections and allow time for corrections.
5. Budget and cost considerations
- Land, closing costs, surveys, title, and taxes
- Permits and engineering drawings
- Clearing, grading, driveway; septic/well if needed
- Foundation (slab, crawl, basement, or pier-and-beam)
- Utilities: power, water, sewer/septic, gas, internet
- Delivery and crane fees based on distance and access
- Contingency: 10–20% for surprises
Pro tip: Walk the site after heavy rain. Water patterns reveal grading, swale, and foundation needs early—saving time and rework later.
Further reading
External resources that informed this guide: