How it works
From first call to move-in.
This is the typical Irontown Modular process. Foundation and site work run alongside the factory build, and a project manager is assigned to your project.
Talk it through
Tell us about your lot, your household and how you want the ADU to work. Is it a guest house, a home office, a place for family or a small primary home? We'll talk through access, utilities and the practical questions early, before you spend on design.
Pick a plan
Choose from the 33 Irontown plans we sell, from backyard studios to family homes. Each is available in several finishes. We'll compare layouts with your lot and how you want to use the space, then confirm the plan and finish direction.
Feasibility on your lot and approvals
We review your lot for access, setbacks, utilities, slope and local requirements. The city or county makes the approval decision, and we do not promise an outcome. We coordinate the application with you and Irontown and tell you what we see before you commit.
State approvals for the modular design are handled by Irontown as part of their process.
Factory build and delivery
While foundation and site work happen on your lot, your modules are built indoors at Irontown's Utah factory. When the modules and your site are ready, they ship to you. A project manager is assigned to your project.
Set and finish
Modules are set on your lot and the finish work is completed. Stoneward stays your local point of contact through the final walkthrough and closeout.
Inside the factory process
Irontown's eight milestones.
Our five steps are the view from your side of the table. This is how Irontown describes the same project from the factory's side.
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01
Feasibility review
An eight-point assessment that includes a virtual site review, a delivery route evaluation and a budget estimate, with a look at local permit and building requirements.
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02
Preconstruction
After a deposit, a design meeting settles engineering needs and a selections call settles finishes. Estimates and final decisions are made before construction.
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03
Site visit
Irontown's transport team reviews the site, in person or virtually, to confirm it is accessible for delivery and set.
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04
Factory construction
Once preconstruction, the site visit and the state and local approvals are complete, the modules are built indoors.
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05
Four-way walk
Third-party inspectors document inspections through the build, and there is a required walkthrough before insulation and drywall go in. It can be in person or virtual.
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06
Pre-wrap walk
A final walkthrough before the home is wrapped for shipping. Irontown recommends doing this one in person.
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07
Delivery and set
Modules are shipped to your site and placed on the foundation by crane with an experienced set crew.
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08
Final stitch
The home is tied down to the foundation, utilities are connected and modules are joined where needed. Then the certificate of occupancy is obtained.
Project photos are Irontown Modular's and show past Irontown projects.
Planning your budget
The home is one part of the project budget.
Irontown's factory price covers a defined scope. A realistic budget also counts the local work that turns modules into a finished home. We help you put numbers to each line before you commit.
Typically in the factory scope
- The home and its listed standard features
- Approved options and upgrades
- Factory design, engineering and state approvals
- Delivery, crane and set, as stated in your estimate
Typically outside it
- Land, site work and the foundation
- Utility connections, driveways and flatwork
- Stitch work that joins and finishes the modules on site
- Local permits, fees and taxes
- A contingency. Irontown suggests about 10 percent.
Budget figures are planning estimates until design and preconstruction are complete. The factory price becomes firm in the purchase contract, after plans and specifications are finished.
Who does what
One project, two teams, one local contact.
You do not have to manage the handoffs between a factory and a building site. That is our job.
What Stoneward handles
- Your first call and local point of contact
- Lot review and site planning with you
- Site work and foundation coordination
- Local permit and inspection coordination
- Delivery, set and finish work
- Final walkthrough and closeout
What Irontown handles
- Plan sets and design
- State approvals for the modular design
- Module construction in the Utah factory
- Shipping to your site
- A project manager assigned to the build
- Finish options for every plan
Questions
Honest answers, before you start.
What is a modular ADU?
A modular ADU is an accessory dwelling unit built as one or more modules indoors at a factory, then shipped and set on your lot. The site work, foundation and finish work happen locally. Irontown Modular builds the modules in Utah.
Do I need permits?
Almost always, yes. An ADU is a dwelling, and your city or county will have requirements for zoning, setbacks, utilities, inspections and the building permit. The exact path depends on where you live.
Stoneward helps you identify and coordinate the approvals, but the jurisdiction makes the decision. We do not promise an approval outcome.
Can it go on my lot?
Sometimes. Access for delivery, setbacks, utilities, slope, drainage and local rules all affect whether a plan works. We start with a lot review and will tell you if a standard plan looks like a stretch. A site visit may be needed before anyone can answer with confidence.
How do I get pricing?
Request pricing and tell us your plan, city and lot situation. We'll put together a written quote that lays out the scope. Pricing and delivery are confirmed in that quote, not on this website.
What finishes are available?
Irontown offers four finish series: Designer, Modern, Rustic and Balance. Each has standard features and optional upgrades. We'll walk through the feature sheets with you, and your selections are confirmed in your purchase documents.
Is a modular home the same as a mobile home?
No. Irontown builds these plans to the International Residential Code, the code used for site-built houses, not the HUD code used for manufactured homes. They are set on a permanent foundation, and modules are reinforced for transport and craning.
How do people pay for an ADU?
It varies. Some homeowners pay cash. Others use a home equity loan or second mortgage, or a construction loan through a local bank or credit union. Irontown can also point you to outside lenders who know its modular process.
Lenders are outside resources. Neither Stoneward nor Irontown is a lender, and we cannot promise approval, rates or terms.
Is there a warranty?
Irontown provides a written limited warranty on its factory 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. We'll give you a copy to read before you sign anything.
Can I see the home while it is being built?
Yes. Irontown's process includes a walkthrough before insulation and drywall, and another before the home is wrapped for shipping. Both can be done virtually. Factory tours are by appointment.
Ready to talk through your lot?
We'll start with the basics and help you decide whether a modular ADU is worth pursuing.