by Andrew Getty Webb Code Enforcement Officer

Modular, Mobile, Stick

Similar to a conventional on-site stick built home, a modular home is also stick built.

Usually constructed in sections, inside a controlled factory type environment, modular homes are in every way basically the same as a stick built home.

Both meet the same NYS Residential Code requirements.

This includes, but is not limited to, structural design, roof loads, energy code, emergency rescue and escape windows, smoke alarms, CO alarms, hand railings and guards, stairs, foundations, plumbing, heating, electric or any other provision of the code.

The obvious difference is that the structure is not built on site. So who does all the various stages of inspections? Certainly not the local Code Enforcement Office.

There are many modular companies outside of New York State, it’s impossible for any Code Office to watch and verify substantial compliance of framing, mechanical, insulation, etc.

The facilities are highly regulated and inspected by the New York State Department of State (NYS DOS).

All facilities that are in the modular home business must comply with the standards as required by NYS DOS if they plan on selling them in New York State.

The local Code Office is required by NYS DOS to obtain the proper documentation issued by DOS before a building permit can be issued.

For the placement of a modular home, all the normal criteria such as septic system, setbacks from property lines, location of wells are all verified.

Just like any other new home. This includes a combination of New York State Residential Code and local Zoning requirements.

A complete set of plans including a site specific foundation plan, an Energy Code RES-Check, engineered septic design, all with the original signatures of a NYS licensed design professional shall be submitted.

Again, just like any new home.

The modular plans must also have a letter attached from the NYS DOS.

This letter will clearly outline the designated use classification, snow load criteria, wind load, energy zone, conditional provisions and the model number of the structure. That model number will be permanently affixed inside the structure.

The model number in the structure must match the one in the letter from DOS.

It is not uncommon to find, and reject, a plan for a modular that was built for an area well south of this area having much less snow load demand than what our area requires.

A modular home is not a mobile home.

Mobile home manufacturing facilities are regulated the Department of Housing Urban Development (HUD), not by the NYS DOS.

When a mobile home is delivered to a site, the wheels and axel can remain on the unit or be removed.

A modular home is carried to the site on a special trailer and lifted off by crane and set on a traditional foundation.

A mobile home can have the axel removed but usually serves as its own trailer and occasionally even come in sections.

Aside from these differences, the most important distinction between a mobile home and a modular home is the governmental agency that regulates them. HUD / DOS.

Once a building permit is granted for the placement of a modular home the following are typically the inspections required by this office:

Footings, foundations, jack posts or columns, electrical hook-up and service, porches, exterior stairs, attached garage, connection of the smoke alarm system, plumbing and water service, and septic system.

Occasionally problems have been encountered regarding the use of the basement space (bedrooms or other habitable spaces in the basement) and unfinished loft areas. Basements and lofts need to be clearly shown on the plans so there are no surprises during the inspection process.

Modular and stick built homes may be built in any Town of Webb Zoning District.

Mobile Homes are regulated by local law and allowed only in areas having a Zoning Classification of RS-2.

If you have any questions regarding the consideration of modular, mobile or stick built, please call your Code Office. Local Zoning can differ from Town to Town… the state law should be the same.