Prepare the site before the house arrives. That means confirming the home’s legal classification, obtaining local approvals, proving that the lot can support the foundation, completing grading and drainage, installing or reserving utility routes, and verifying that the delivery equipment can reach a safe set point. A factory-built home is not a finished project when it leaves the plant: site work, connections, anchoring, inspections, and exterior components still have to be completed.
The first decision is whether the unit is a modular home or a manufactured home. That classification determines the code path, labeling, foundation and anchoring rules, and the authorities involved. Confirm it with the manufacturer and your local building department before you design the site or apply for permits.
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Start by identifying the type of prefab home
“Prefab” describes how a home is produced, not one uniform legal category. Modular, panelized, and pre-cut homes generally must comply with the same state and local building codes as site-built homes. Manufactured homes are built to federal standards administered by the U.S. Department of Housing and Urban Development (HUD). FEMA makes this distinction because the permitting, inspections, installation rules, labels, and foundation expectations can differ substantially.
| Question | Modular, panelized, or pre-cut home | Manufactured home |
|---|---|---|
| Primary code path | State and local building codes, like a site-built house | HUD manufactured-housing regulations, plus applicable site and local requirements |
| What still happens on site | Foundation, setting or assembly, utility connections, inspections, and site-built exterior work | Foundation or support system, anchoring, utility connections, inspections, skirting or other required exterior work |
| Who confirms the installation path | Local building department and the manufacturer’s design team | Local installation authority, the manufacturer or retailer, and HUD/state program requirements |
| Information to request before site design | Engineered plans, foundation loads, bearing-point layout, connection details, and local-code documents | Installation manual, data plate or certification information, approved foundation and anchoring details, and installation requirements |
Do not assume that a modular home can use a manufactured-home installation process, or that a manufactured home can be permitted as an ordinary site-built structure. The manufacturer’s documents and the authority having jurisdiction (AHJ) should control.
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Check the lot before committing to a house
Confirm zoning and every required approval
Ask the local planning and building offices whether the parcel allows the selected home type, its dimensions, its foundation style, and its intended use. Request a written list of approvals rather than relying on a verbal summary. HUD identifies zoning, septic, electrical, and building permits as examples of local requirements; your jurisdiction may also require installation, driveway, grading, floodplain, environmental, tree, erosion-control, or utility permits.
Give the officials a site plan showing the property lines, proposed house footprint, setbacks, access drive, parking or staging area, wells, septic field, utility corridors, drainage routes, and any existing structures. Ask which reviews must occur before excavation and which inspections must occur before the home is set. Keep the written responses with the project records.
Check flood, drainage, and groundwater conditions
Water must drain away from the foundation. A low point that collects runoff, a high seasonal water table, or a lot in a mapped flood area can change whether the site is acceptable and what foundation design is allowed. HUD’s foundation guidance identifies flood-prone sites, slopes, groundwater, and grade changes as factors that affect site acceptability and foundation design.
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Investigate soil and slope
The foundation must bear on stable soil and resist the loads imposed by the home, wind, frost, and local conditions. Obtain the soil information required by the manufacturer, engineer, and building department. Problem soils, uncontrolled fill, expansive or collapsible materials, shallow rock, steep slopes, or a high water table may require a qualified geotechnical engineer.
Ask for the soil class or bearing assumptions used in the foundation design and compare them with actual site conditions. If excavation exposes different material than expected, stop and have the engineer revise the design; do not substitute a deeper pier, extra blocks, or additional fill without approval.
Walk the complete delivery route
Access is a design constraint, not a final-day detail. HUD notes that easy access prevents the transporter from being impeded by trees. Walk from the public road to the proposed set location with the retailer or transporter and record:
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- Road and driveway width, shoulder condition, and the turning radius for the longest load.
- Overhead branches, wires, signs, and other obstructions, including their height and whether they can be temporarily moved by an authorized utility or contractor.
- Steep grades, tight bends, soft shoulders, culverts, bridges, weight limits, and seasonal conditions.
- A level staging area for modules, delivery equipment, a crane if required, and emergency access.
- Gate openings, property-line constraints, neighboring driveways, and any need for traffic control or road permits.
Get the transporter’s written clearance requirements. A route that works for a pickup truck may not work for a multi-axle transporter or crane.
Locate every utility before final grading
Determine whether public water and sewer are available and where the connection points are. If they are not, plan a permitted well and septic system. Reserve corridors for electrical service, communications, propane or natural gas, and drainage before you finish the grade. Mark existing underground services through the applicable locating service and verify private lines that public locators do not identify.
Ask the manufacturer for the location and elevation of each connection point. Factory plumbing, wiring, and mechanical equipment do not eliminate the need for field-installed service lines, shutoffs, tests, inspections, and final connections.
Build a permit and inspection map
Permit names and inspection sequences vary by state, county, and municipality. HUD recommends that jurisdictions publish their required permits, approvals, and inspections. Treat the following as a planning checklist, then replace it with the AHJ’s written list.
| Approval or inspection | Why it may be needed | When to confirm it |
|---|---|---|
| Zoning or land-use approval | Confirms that the parcel and the chosen home type, size, setbacks, and use are allowed | Before buying the home or finalizing plans |
| Building or modular-home permit | Authorizes construction or placement under the applicable state and local code | Before site work that the jurisdiction regulates as construction |
| Manufactured-home installation permit | Authorizes placement, support, anchoring, and installation under the applicable program | Before delivery; requirements vary by jurisdiction |
| Foundation or footing inspection | Verifies excavation, reinforcement, bearing, dimensions, and other approved details before the structure covers the work | After foundation work and before setting where required |
| Floodplain or flood-map review | Checks whether elevation, anchoring, access, and foundation details satisfy flood rules | During site and permit review; earlier if the lot is near mapped water |
| Septic, well, and environmental approvals | Confirms that onsite water, wastewater, grading, erosion, or environmental work is allowed | Before excavation and before utility installation |
| Electrical, plumbing, gas, and utility inspections | Verifies field connections, protective devices, pressure or leakage tests, and safe service entry | As each trade reaches its inspection stage |
| Driveway or road-use approval | Authorizes a new access, culvert, or temporary use of a public road | Before construction traffic or delivery scheduling |
Keep permit cards, approved drawings, engineering letters, inspection sign-offs, utility approvals, and the installation manual in one site file. A missing inspection record can delay placement or occupancy even when the physical work is complete.
Design and complete the foundation before delivery
Use the manufacturer’s engineered plan
The manufacturer’s installation manual and the engineered foundation plan control dimensions, bearing points, anchors, frost depth, drainage, and connection details. The plan should match the home’s model, configuration, shipping sections, loads, and site conditions. A generic pier layout or a plan copied from another home is not a substitute.
The foundation may be a slab, crawlspace, basement, piers, walls, or another approved system. The correct choice depends on soil, slope, groundwater, flood exposure, frost conditions, local code, and the home’s engineering. Confirm required bearing capacity, reinforcement, concrete strength, hold-downs, anchor locations, and access for inspection before concrete is placed.
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Complete excavation, bearing, and drainage work
- Stake the house footprint, corners, finished-floor elevation, utility corridors, and delivery set point from the approved plan.
- Excavate to the designed lines and elevations. Protect open excavations from collapse and rain.
- Have unsuitable soil, groundwater, rock, or unexpected voids evaluated by the engineer before proceeding.
- Install footings, walls, piers, slab, reinforcement, embedded hardware, and any required frost protection exactly as detailed.
- Install perimeter drains, waterproofing, sumps, swales, and positive grading so water moves away from the foundation.
- Allow the required concrete or masonry work to reach the specified condition before loading it; follow the engineer’s and AHJ’s inspection requirements.
- Complete any crawlspace ventilation, access, insulation, vapor control, or enclosure details required by the approved design.
Schedule the footing or foundation inspection before the home is set wherever the jurisdiction requires it. Ohio’s official guidance, for example, requires a passed footing or foundation inspection before placement, along with an installation permit, flood-map review, and confirmation of local permits. Ohio is an example of sequencing, not a rule for every location.
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HUD’s official installation FAQ states: “Yes, any home built after October 20, 2008 requires tie-downs/anchors.” The same guidance requires the home to be secured against wind with approved anchor assemblies or an approved alternate foundation system. Use the anchor type, spacing, soil suitability, corrosion protection, and connection hardware specified for the home and site. Do not improvise with unapproved straps, ground anchors, concrete blocks, or attachment points.
Anchors may be installed before or during setting, depending on the system. Coordinate their exact locations with the transporter and setting crew so they remain accessible and do not conflict with footings, utilities, drainage, or future additions. The installation inspector should be able to verify the completed system.
Prepare water, wastewater, power, and other services
Water and sewer
For public water and sewer, confirm the utility’s tap location, meter requirements, service size, trench depth, easements, backflow protection, and inspection sequence. For a private well, obtain the required approval and coordinate drilling, casing, pump, pressure tank, testing, and service entry with the local authority and licensed contractor. For septic, obtain the site evaluation and permit before finalizing the home location; reserve the tank, distribution area, replacement area, driveway, and foundation clearances shown by the septic designer.
Protect stub-outs during delivery and label them with service type, direction, and elevation. Field-installed water and drainage piping must be connected and tested under the applicable installation standards before final utility connection. Keep test results and inspection records with the permit file.
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Electrical service
Confirm the service voltage and amperage, meter location, disconnect, grounding and bonding, trench route, temporary construction power, and clearance from the delivery path. The utility provider may require a separate application, easement, transformer location, or inspection release. Have a licensed electrician coordinate the connection point shown in the manufacturer’s plans; do not bury a service route that later conflicts with the foundation, septic field, driveway, or crane outriggers.
Propane, natural gas, and communications
Reserve a safe location for a propane tank or confirm the natural-gas meter and service route. Verify setback, access for refilling or maintenance, trench, regulator, and pressure-test requirements with the fuel provider and AHJ. Plan communications conduits and service loops before backfilling so a later cable installation does not require cutting finished grades or drainage.
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Drainage and appliance discharge
Connect roof, foundation, surface, and appliance drainage to the approved discharge method. HUD’s installation guidance specifically calls out utility hookups and dryer-vent discharge. A dryer vent must terminate as required by the applicable code and manufacturer instructions; it should not discharge into a crawlspace, attic, wall cavity, or enclosed skirting area.
Make the site reachable on delivery day
Agree on a written delivery and setting plan with the retailer, transporter, crane company, and site contractor. It should identify the arrival route, traffic control, staging area, crane or setting equipment, weather limits, communication method, and who can authorize a stop. Confirm that the road and site can support the equipment under expected ground conditions; a dry route can become impassable after rain or thaw.
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Clear trees and branches only after confirming property boundaries and utility hazards. Arrange authorized wire lifting or temporary service interruption with the utility owner; never move live lines yourself. Protect culverts, septic components, foundation edges, and marked utility stubs from tires and outriggers. Keep the set area free of spoil piles, loose lumber, parked vehicles, and overhead obstructions.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Use this pre-delivery sequence
- Classify the home. Obtain written confirmation of modular, panelized, pre-cut, or manufactured status and the governing installation documents.
- Obtain the AHJ checklist. Confirm zoning, building or installation, septic, well, electrical, plumbing, gas, driveway, flood, grading, environmental, and occupancy requirements that apply to the parcel.
- Commission site and soil information. Complete surveys, flood review, drainage evaluation, and geotechnical work required by the engineer or AHJ.
- Approve the complete plan. Coordinate the house footprint, foundation, anchors, utility routes, septic reserve area, driveway, finished grades, and delivery set point on one plan.
- Construct the foundation. Complete excavation, bearing surfaces, footings, piers or walls, slab or crawlspace, drainage, waterproofing, and embedded hardware.
- Pass the pre-set inspection. Obtain the footing or foundation sign-off and any installation or floodplain clearance required before placement.
- Build and protect utility stubs. Install permitted service lines or stub-outs, test field piping, mark locations, and leave safe access for the setting crew.
- Prepare access and staging. Clear the route, verify grades and turning areas, arrange traffic control, and confirm crane or transporter requirements.
- Hold a delivery meeting. Review weather, emergency contacts, stop-work authority, equipment positions, lifting points, and the sequence for setting and securing each section.
- Stage the documents. Keep approved plans, the installation manual, permits, inspection records, utility approvals, engineering contacts, and manufacturer emergency numbers on site.
What to inspect when the home arrives
Before the crew closes walls, skirting, or access panels, walk the home with the installer and record transport damage, missing components, shifted trim, cracked finishes, damaged utility fittings, and water entry. Photograph each issue and notify the responsible party under the purchase and installation contracts.
Verify that sections are joined, leveled, supported, anchored, weather-sealed, and connected according to the manufacturer’s manual. Confirm that field-installed plumbing, electrical, gas, HVAC, stairs, decks, porches, skirting, and drainage are complete or clearly assigned to a licensed contractor. Arrange the required inspections before concealment. Do not backfill, close a crawlspace, or cover an anchor connection until the AHJ and engineer have accepted the work that must remain visible.
Compare prefab systems by site obligations, not appearance
Two homes can look identical while creating very different site work. Ask each manufacturer or retailer to answer these questions in writing:
| Comparison point | Questions to ask |
|---|---|
| Code and labeling | Which code regime applies, what labels or certifications are supplied, and which authority will inspect placement and completion? |
| Foundation and soil | What foundation types are approved, what soil or bearing assumptions are used, and how are flood, slope, groundwater, and frost conditions handled? |
| Included utility work | Which plumbing, electrical, HVAC, gas, water, sewer, septic, and communications components leave the factory, and which connections are field-installed? |
| Transport and setting | What are the maximum section widths and heights, turning and grade limits, staging requirements, lifting points, crane needs, and weather restrictions? |
| Permits and inspections | Who prepares drawings, submits permits, schedules inspections, pays fees, and supplies documents to the AHJ? |
| Contract responsibility | Who is responsible for clearing, grading, foundation, anchors, utility hookups, driveway work, exterior stairs or decks, skirting, testing, damage claims, and final certification? |
If an answer is “not stated,” put the obligation in the contract before ordering. A low factory price does not reveal the cost or difficulty of an inaccessible lot, engineered foundation, long utility trench, septic system, or crane setup.
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Common failure points and recovery actions
The home is ordered before zoning is confirmed
Symptom: The selected width, setbacks, foundation, or use is not allowed. Recovery: Stop fabrication or delivery commitments while the planning office reviews the parcel. Obtain a written determination or revise the home and site plan before proceeding.
The foundation does not match the soil or home plan
Symptom: Bearing material, pier locations, anchor spacing, or elevations differ from the approved design. Recovery: Keep the site open, document the condition, and have the engineer issue a revised design accepted by the AHJ. Do not set the home on an unapproved substitute.
Water collects at the foundation
Symptom: Ponding, saturated soil, groundwater, or runoff flows toward the excavation. Recovery: Protect the excavation, pump only as approved, correct temporary drainage, and obtain an engineered permanent solution before placing the home.
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The transporter cannot complete the route
Symptom: A turn, bridge, branch, wire, grade, gate, or soft shoulder blocks the load. Recovery: Stop the move safely and have the transporter identify the required clearance, road work, utility coordination, or alternate route. Never ask the driver to attempt an unverified maneuver.
Utility stubs are buried or misplaced
Symptom: The crew cannot find a connection, or a stub conflicts with a footing, anchor, septic component, or crane position. Recovery: Use the marked record drawings and expose the line carefully; have the licensed trade and AHJ approve any relocation or repair before backfilling.
An inspection is missed
Symptom: Foundation, septic, electrical, or utility work is covered before sign-off. Recovery: Contact the inspector immediately. The jurisdiction may require selective excavation, testing, engineering certification, or removal of concealed work before approval.
The practical standard for a ready site
A lot is ready when the correct home classification and permits are confirmed; the soil, flood, slope, and drainage conditions support an approved foundation; footings, piers, slab or walls, anchors, and perimeter drainage are complete and inspected; utility routes and connection points are installed or safely stubbed and marked; and the transporter has accepted the cleared route, staging area, and setting plan. Keep the manufacturer’s installation manual and all approved records on site through final inspection and occupancy.
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