Honest answers, before you start.

A modular home is built in sections, called modules, inside a factory. The modules are trucked to your lot, set on a permanent foundation by crane and finished on site. An ADU (accessory dwelling unit) is a small, separate home on the same lot as a main house: a backyard cottage, guest house, in-law suite or rental unit.

No. Manufactured and mobile homes are built to the federal HUD code on a steel chassis. Modular homes are built to the same International Residential Code (IRC) your city applies to a site-built house, and they are set on a permanent foundation. That is why they are generally treated as real property and can be appraised and financed much like a home built on site. Your lender and your city make the final call on your project.

The finished product is a regular house. The difference is where and how it is built. Most of the construction happens indoors on a production schedule, so materials stay out of the weather, the work is repeatable and inspected along the way, and the time your lot spends as a construction site is much shorter.

Yes. Every plan is available in four finish series: Designer, Modern, Rustic and Balance. Each sets what comes standard and shows the upgrades you can add, from siding and roofing to cabinets, counters, flooring and fixtures. See what each series includes.

Many plans can be adjusted, and every plan can be finished several ways. Structural changes and one-off designs depend on the plan and the factory, so we confirm what is possible and what it does to the budget before anything is promised. If you have an architect, tell us early.

It depends on the plan, finish series, delivery distance and, above all, your site. We do not post prices on this website because the number that matters is your whole project, not just the home. Request pricing with your plan and city and we will put together a written quote that lays out the scope. Current pricing is a planning estimate until the factory confirms the final scope and price in your purchase contract.

The factory price covers the home, its listed standard features, any options you choose, engineering and the state approvals for the design. Delivery, crane and set are included when your quote says so. Land, site work, the foundation, utility connections, the on-site finish work that joins the modules, and local permits and fees are budgeted separately. See how to plan the full budget.

We work to avoid them. The factory scope is defined in writing before the home is built, and changes after that need your written approval. The place surprises usually come from is the site: soil, utility distances, access and slope. That is why we look at your lot first and price the local work line by line.

It can, but it depends on your market, your lot and the scope. Savings usually come from a shorter build, less waste, and less time paying interest on a construction loan. It is not automatically cheaper in every case, and we will tell you if it is not the right fit for your numbers.

Often, yes, but the rules are set by your city. Some cities require the owner to live on the property, limit short-term rentals or cap the size of the unit. We help you check your city before you commit, and we are happy to talk through whether the rent a unit could earn supports the cost to build.

Plan on several months from first conversation to move-in. The factory build itself is usually measured in weeks, but design, approvals, site work, delivery and finish work all add time, and some run in parallel. Approvals and the factory schedule are the two biggest variables. See the five steps.

Yes, and that is one of the main advantages. While your home is built in the factory, the foundation, utilities and site prep happen on your lot at the same time. By the time the modules arrive, the site is ready.

The modules are trucked to your lot and a crane sets them on the foundation. After set day, the seams are joined, utilities are connected and the finish work is completed. We coordinate the site, the crew and the final walkthrough.

Yes. There is a walkthrough before insulation and drywall and another before the home is wrapped for shipping, and both can be done virtually. A plan can be built many ways, so rather than one model home we show you photos, floor plans and finish samples for the exact plan you are considering.

Call Stoneward. You get one local contact who can answer questions about your lot, the process and your quote.

Almost always. An ADU is a dwelling, and your city or county will have requirements for zoning, setbacks, utilities, inspections and the building permit. Stoneward helps you identify and coordinate the approvals, but the jurisdiction makes the decision, and we do not promise an approval outcome.

Utah law requires cities to allow many internal ADUs, meaning a unit inside an existing home. Detached backyard units are decided city by city, and each has its own rules on size, setbacks, parking and owner occupancy. Tell us your address and we will check what your city allows before you spend anything.

Sometimes. Delivery access, crane space, setbacks, utilities, slope, drainage and local rules all affect whether a plan works. We start with a lot review and will say so plainly if a plan looks like a poor fit.

A permanent foundation designed for your soil, frost depth and the weight of the home. The type depends on your site and your city, and it is built locally while the modules are built in the factory. Your plan set confirms the details.

Utah County, Salt Lake County and the rest of the Wasatch Front. If you are a little farther out, ask. Delivery distance is a factor, not a dealbreaker.

It varies. Some homeowners pay cash. Others use a home equity loan or line of credit, a cash-out refinance, or a construction loan through a local bank or credit union. The right choice depends on your equity, income and timeline.

I come from a mortgage background and am glad to walk through the options in plain English. Stoneward is not a lender and cannot promise approval, rates or terms, so the lender you choose makes those decisions.

Generally yes, because a modular home on a permanent foundation is treated like a site-built home. Lenders will want plans, a budget and a contractor, and construction loans pay out in stages, so it helps to line up your lender early. A shorter on-site build can also mean fewer months of construction interest.

Modules are built to code and reinforced to survive transport and a crane lift, so they are often built stronger in places than a typical house. They are built on a level factory floor with consistent tooling, and inspections are documented along the way, including by third-party inspectors.

The standard wall section uses 2x6 exterior studs with R-19 insulation, with R-38 in the roof and R-30 in the floor. Your plan set confirms the exact details for your home, and upgrades are available.

The factory provides a written limited warranty on its work. The current document describes one year for fit and finish, two years for systems, two years for the roof and ten years for major structural defects, each with conditions and exclusions. The warranty document itself governs coverage, and we will give you a copy to read before you sign anything.