If you’ve ever shopped for a new car, the first thing that draws your attention is that bright window label. It’s perfectly organized: price, options, packages, and standard features—everything right there for you to compare. You can tell within minutes if the car fits your budget and lifestyle. I’ve read a lot of those stickers over the decades, and I have to admit, they’ve spoiled me. Because when it comes to modular construction, there’s no such thing as a window sticker—and maybe there should be.
The Modular Price Tag Mystery
Recently, I helped an investor decide which of four modular factories to use for a multimillion-dollar project. Each factory got the same set of plans, specifications, and site details. You’d think that would mean the quotes would come back fairly close, right? Not even close.
The first surprise was how few questions the factories asked. Where was the project going? What code did it fall under? That was about it. Not one asked about design feasibility, schedule, logistics, or material preferences. From my years of experience in factory sales, I knew the architect’s plans couldn’t be built in a standard modular plant without major revisions. Yet within a week, quotes arrived anyway—no clarification, no redlines, no engineering notes.
No Two Stickers Alike
When the quotes came in, the differences were staggering. One factory included transportation, setup, and inspection fees. Another didn’t even mention them. Some assumed redrawn plans would be required but didn’t specify if those costs were included or not. A few quotes lumped everything into a single bottom-line figure, while others broke costs into a dozen cryptic line items that only a project accountant could love.
In short, it was chaos. The investor—bright, motivated, and eager to go modular—nearly walked away from the entire project. Not because of the cost, but because of the confusion. What should have been a signed deal by now is still sitting in limbo, buried under mismatched numbers and unclear inclusions.
Why Cars Get It Right—and Modular Doesn’t
Automakers figured out a long time ago that buyers want transparency. The Monroney sticker—the official window label—has been a requirement since 1958. It lists every option, every feature, every charge. You can walk from one dealer to another and instantly compare the same model, apples to apples.
But in modular construction, there’s no universal standard. Every factory builds, prices, and describes their homes differently. Even terminology varies. One company’s “base model” is another’s “turnkey shell.” That inconsistency makes the buying process harder for investors, developers, and even homeowners trying to compare bids.
Do Homebuyers Face the Same Problem?
The answer is yes—and no. Individual modular homebuyers often get a more structured proposal since they’re usually choosing from a manufacturer’s existing models. But once you step into custom territory—anything from duplexes to large multi-unit projects—the process quickly becomes a free-for-all. Each factory interprets the design, scope, and options differently. And unless the buyer has modular experience, they rarely know which questions to ask—or what assumptions the factory quietly made.
The Case for a Modular “Window Sticker”
Imagine if every modular quote came with a standard comparison sheet:
- Base price clearly defined
- Options and upgrades broken out by category (structure, finishes, logistics)
- Exclusions listed upfront
- Engineering and code compliance noted as required or included
- Estimated delivery and setup costs itemized
Such a format wouldn’t just make life easier for customers—it would help factories, too. Transparent pricing builds trust, reduces back-and-forth, and helps ensure the right jobs get awarded to the right partners.
My Final Thoughts
Buying a car shouldn’t be easier than building a home, but right now, it is. Modular and offsite construction were supposed to simplify the process, not complicate it. The industry needs its own version of the window sticker—something that tells every buyer, large or small, exactly what they’re getting for their money. Until that happens, too many potential modular customers will keep walking off the lot before ever taking the test drive.
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With over 9,000 published articles on modular and offsite construction, Gary Fleisher remains one of the most trusted voices in the industry.
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