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Foundation & Set Overview

You can order a customized modular home from Homes 45, and we will build the foundation and deliver & set the home. You would complete all other work yourself.

Who can benefit from a Foundation & Set build?

Our unique Foundation & Set service is ideal for someone who wants to save the most money possible by coordinating almost all the site work (such as the septic, garage, tree clearing, etc), but is not comfortable doing the concrete foundation. In our experience, 80% of the serious issues that can occur on a new home build happen before the home is set on the foundation. By taking this off your plate we give you peace of mind and confidence to run your own modular build, while not having to worry about getting the foundation right. We do it for you!

We refer to this type of project as a “Self Build” because you are basically doing everything yourself (except the foundation and the home). Once you’ve selected a floor plan, we will order the home and begin work on the foundation. Once your foundation is done, we will deliver and set your new modular home. You continue the work from there, meaning you would need to hook up the plumbing under the home, install the septic system, build your garage, etc.

For a very in-depth look at how this works, check out our Foundation & Set process page.

Our Service Area

We take projects within 250 miles of Gaylord MI and also wherever else we have a local Project Manager. Please contact us if you need the services of a modular home builder in Michigan, Illinois, Ohio, and Indiana. 

What You Need to Know

Homes 45 will build the foundation and deliver & set the home. Anything other than the home and the foundation will need to be accounted for. We call this other stuff “site work,” and it would including building permits, HVAC, well, septic, outside electric main/gas hookups, landscaping, driveway, etc.

Our Foundation & Set option is perfect for those who like DIY projects and either has the experience or “know somebody” who can complete the site work for them. Even if you don’t want to do it yourself, you can contract out the work locally, using the subcontractors of your choice, which will save you money since you are not paying a general contractor (us) to coordinate that work for you.

If you aren’t sure whether a certain item is considered “site work” ask yourself this question: “does this item roll out of the factory?” If the answer is “no,” it’s considered Site Work. Here’s a list of some of the items considered Site Work:

  • AC condenser outside (furnace can be done in the factory)
  • Building a garage or porch
  • All utility connections such as the well or water main hookup, sewer system and drains under the home
  • Electric service and hookup, gas service and piping hookup,
  • Tree removal if needed, landscaping/lawn seeding
  • Gutters and downspouts
  • Anything else that is done on the property before or after we pour the foundation and set your home.

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