• Modular Construction 101
• Benefits of Modular Construction
• Creating a Budget
• Securing Land
• Modular Home Design
• Finding a Builder
• Tips for Owner-Contractors
• Delivery and Setting and Finishing of a Modular Home
• Decorating and Landscaping

Building a modular home is different than building a traditional stick-built home.  So it’s important to educate yourself on the home type and construction process. In the following section, you’ll find a brief overview of the modular home building process including the history of modular construction, benefits of building a modular home, how to manage your modular home construction budget, finding the perfect location, design considerations, how to select a builder and information on landscape design.

We hope this buyer’s guide assists you as you move through the modular home building process. If you need additional information please email systembuilt@mandtbank.com or call us at 1.888.539.1160 and an M&T customer service representative will be glad to assist you.

Modular Construction 101 -
Factory Built Housing (FBH) dates as far back as the early 1900's with the advent of the Sears & Roebuck homes that were purchased out of a catalog and shipped to the customer. Customers would choose their design and several weeks later their new home (in 30,000 pieces) arrived via railcar!  This was the beginning of the factory built concept where components of a home would be constructed off site and shipped to a building location.

After World War II wartime factory production quickly changed over to providing consumer products for a growing post war economy. This included providing housing. The manufactured housing industry saw a dramatic increase in popularity as the nation’s citizens became more affluent.

The 1960’s and early 1970’s saw manufacturers start to create a “modular” home product. This was basically a site built or “stick built” home completed in two units, transported to the building site on flat bed frames and then erected onto a permanent foundation. During this period the style of home was typically limited to a ranch home and normally consisted of a single floor and two major components or modules.

Manufactured and modular construction both grew substantially during the late 1970's and into the early 1980's. During this time, traditional builders (stick builders) struggled to keep up with demand. As a result, factory built homes began to emerge in the marketplace. Designs of modular homes moved from the typical ranch style to more complex split level, Cape Cod (1 ½ story) and two-story homes. Commercial applications of modular construction including motels, offices and school classrooms also began to emerge. Multiple rooflines, customized exteriors and more contemporary designs also began to develop.

During the mid-to-late 1990’s growth continued as home manufacturers began to build larger and more complex homes. Modular manufacturers ventured into sophisticated two-story, multi-family dwellings and customized luxury homes.

By this time many high-end modular homes cost more than $500,000, and that only included the unfinished units from the factory. This was in sharp contrast to consumers’ traditional mindset regarding modular homes. The industry had begun to mature and be recognized as a viable option that was in many cases preferable to traditional (stick built) homes.

Since 2000, modular building systems have seen an increase in production due to the favorable building conditions throughout the United States. As the demand for skilled labor and quality materials increases, modular construction will continue to be an attractive option for those seeking top quality construction at competitive prices. 

                                  

Modular Home: A modular home is a home constructed in multiple sections in a factory. It is built to the same building code used by conventional site-builders and is transported to the home site where it is placed on a permanent foundation.

Modular Manufacturer: A company that constructs modular homes in multiple sections inside a climate controlled factory.

Modular Builder: The company that sells the home to the homebuyer and is responsible for ordering the home from the manufacturer. The modular builder constructs the foundation for the permanent installation of the home and is responsible for some final finish work after the home has been installed.

Modular Installer: A subcontractor who specialized in the installation of the modular home on the foundation.

Stick-built / Site-built home: A home constructed on the site it will occupy.  This is the “traditional” method of home construction.

Benefits of Modular Construction -
Quality.
A modular home is unique because it is built in a climate-controlled factory. Building in this way reduces the chances of weather related delays or problems. This building method also ensures the highest level of craftsmanship as workers are generally not exposed to the elements or made to work in hazardous conditions. And because modular homes are constructed with shipping in mind, they are usually built with 20% more material than a traditional site built home, which increases the strength of the home.

Design Flexibility.
Your builder will work with you and your home manufacturer to determine the type and design of modular home that best suits your needs. They’ll generally offer a wide range of house plans to choose from in a variety of styles. They’ll also offer a range of options to customize the home you select.

Speed of Construction.
Because modular homes are typically built in about 1/3 the time needed to construct a site built home, with careful planning you can often be in your new home within weeks of selecting it.

Stringent Building Codes.
Modular homes are built to the same building codes used by conventional site-builders. An independent inspector will certify that the home has been manufactured in conformance with the approved plans and complies with all building code provisions for the location where the home will be erected.

Energy Efficiency.
Quality engineering and the latest construction techniques significantly increase the energy-efficiency of your new modular home. This ensures it will be economical to own and comfortable to live in regardless of the weather.

Creating a Budget –
The first step toward building your dream home is to create a realistic construction budget based on what you can comfortably afford. In some cases this may require modifying the floor plan or the overall design of the home to meet your budget limitations. Keep in mind that your budget needs to be a realistic. When creating a realistic construction budget, consider the following strategies:

• Set a top-end cost: This is the amount that construction costs cannot exceed. By setting a realistic top-end cost you will save yourself time and aggravation by only considering options that fit within your budget. It’s important to speak with your construction lender at this time to establish precisely how large a loan you can qualify for.
• Subtract 15% from your top-end cost: Most construction projects have an over-expenditure rate of 5% to 10%. By proactively subtracting 15% from your top-line cost, you will reduce your chances of a cost overrun. For example, if your top-end cost is $200,000 you should subtract $30,000 and adjust your construction budget to $170,000.
• Create a priority list of “must haves”, “nice to haves” and “could haves”. The simplest way to complete this exercise is to mentally visualize each room in your new home and take note of what you see. When faced with trimming your budget, look first to your “could haves” list, then your “nice to haves.”
• Once you’ve arrived at a realistic construction budget, your next step is to refine your estimates into hard numbers by proceeding to a detailed project plan. Your project plan includes all the elements needed to manage the construction of your new modular home, whether you hire a licensed builder/general contractor, or you are going to act as an Owner-Contractor (see Tips for the Owner-Contractor)

Securing Land –
Perhaps the most critical step in building the modular home of your dreams is securing the land that will serve as its backdrop. However, not every picturesque property is well suited to your building needs. The following information, will assist you in locating, securing and making the most of that perfect piece of land.
 
If you already own land, you'll need to decide where on your lot to place the home. Invest some time to get this step right. A home that's well-sited is more energy-efficient and a more pleasant place to live.

You'll need to take note of the weather at your site and the climate of your region. Will heating or air conditioning be the biggest energy drain? If you want to keep your house warm, shelter it from the wind, while allowing for sunny southern exposure. If you need to keep your place cool, avoid large windows on the home's southern and western sides. You must also keep in mind your property's topography. If it's steeply sloped, for example, you might want to add a walkout basement to your home's plans.

If you need to purchase land, start with a real estate agent who is experienced in land sales. Subscribe to the local paper and watch for listings. You may also find out about that special parcel of land through the grapevine, so let people know what you're looking for.

Once you've found some prospective sites, evaluating them can be daunting. If you can, bring your builder with you, or an experienced real estate agent. You'll need to consider accessibility to utilities, water and sewer or septic requirements. If you want privacy, make sure the land around your prospective lot is not slated for development. Be sure the property you buy has deeded access to a road. And, if you're considering property governed by a community association, make sure the association allows modular construction.

Buying Land. Many people who build modular homes purchase their land well in advance of buying the home itself. If you don't already own the land on which you intend to build, here are some basic considerations in making the selection. Remember that you can change the design of your home a dozen times before you build, but once you buy your land you'll need to live with it. The land you choose to build on can have a tremendous impact on the building process and the costs, so good planning is an important pre-construction activity.

Location. Location is the number-one consideration when buying land. It affects everything from the cost of the land and homeowner's insurance, to the eventual resale value of the home. It is also extremely important to your enjoyment of the home. Take the time you need to find a location that's perfect for your home.

Here are some basic questions you should ask when buying land for your new modular home:

Is the property close to work, schools, stores, health care and fire protection? It may be a prime location but if it takes too long to get to work, you may not enjoy living there. Homes that are far from fire protection also cost more to insure. This is often a complaint from homeowners who have built an expensive home far from adequate fire protection.

It is in the "path of progress?” A setting that is rural today could rapidly become urbanized. This change could cause property values to skyrocket, but it could also eliminate the reason you liked the land. Check with the county planning board to see if a master plan is pointing growth or industry in the direction of your land.

Is the land suitable for the home? Does it have good drainage? Does it have trees that can be kept? Check for zoning, code restrictions, development, or homeowners’ association restrictions and other legal requirements. Although it doesn't happen often, occasionally there will be restrictions that rule out building modular homes. If you see such a clause before you buy the land ask the community's architectural committee to review your plans. Often these restrictions can be overcome by a good presentation to the committee. Once it sees the value and beauty of your home waivers can be granted.

Utilities.  Check into the cost of utilities. Does your land have access to natural gas? How far are you from electrical service? Sometimes rural electric co-ops will provide service at little cost, but in other locations, you may have to bear all the cost of poles and transmission lines. This expense can run into the thousands of dollars if you are a couple of miles away from the nearest service.

Sewer / Septic.  Will the property have city sewer lines or will you have to install your own system? If the land has good percolation characteristics, the easiest way to handle the problem is a septic tank and drainage field. You will have to pay for a percolation test to determine soil conditions, which then determine the size and design of the septic system and drainage field. The number of bathrooms in the home also affects the size of the septic system. If the land does not "perk" satisfactorily, you'll have to install a more expensive system to handle waste treatment. 

Water.  Does the property have a municipal water supply, or must you dig a well? The cost of a well depends on the depth and substrata that must be drilled through. Well water that contains unacceptable minerals may require expensive treatment equipment to filter it.

Easements.  Are there easements? Easements are rights-of-way for utilities or services that pass through your property and prevent building anything on a portion of it. Make sure you investigate easements before you sign a purchase agreement.

Title. Usually a competent lawyer or title abstractor can quickly and easily review property records at the county courthouse and give an accurate title opinion. In rare instances, rural property titles can be exasperating to clarify. Farm land passed down to a multitude of heirs who live in far-flung places, old surveys based on trees or rocks that may no longer be there, or just the farmer's notion that his land stretched down to a certain creek can cause difficult legal issues. These situations can be costly to clear up and even more troublesome if you build on what turns out to be someone else's land. Be prepared to move on if legal impediments prevent receiving clear title.

Cost. Comparing the cost of land can be difficult because of many intangible considerations. Land that is inexpensive up front may require additional money to make it livable. For example, if a parcel of land fails to percolate properly and has no city or public water supply, building a waste-treatment system and digging a well can quickly add several thousand dollars to the price.

Under some circumstances, building on a piece of land that is too large or too expensive can be difficult to finance. Many lenders will not finance the purchase of raw land and they may not finance a home when value of the land is more than one third of the total value of the project. Other financing sources will lend on land of more than one acre, so be sure to coordinate with your financing source the size and cost of the property on which you are planning to build.


Modular Home Design –
When it comes to designing your dream home, it’s easy to be blinded by the excitement of seeing your plans begin to take shape. So always keep a healthy dose of reality in the mix. It will help you avoid potentially damaging situations that could quickly turn your excitement to frustration. Important design considerations include location, foundation, structure type, building codes and home layout.

Foundation.  In the interest of beginning at the bottom and working up, selecting the appropriate foundation should be one of the first decisions made. Today’s modular homes can be built on many different types of foundations, but the most common are slab, crawl space and full basement. Each have their advantages and disadvantages which should be weighed carefully when selecting a foundation type.

• Slab -A slab foundation is constructed of concrete and used predominately in flat, temperate climates where water tables are relatively deep. Slabs are the least expensive of the three main foundation types but provide no storage or utility space as the home actually sits directly on a large slab of concrete.
• Crawl Space – A crawl foundation gets its name from the position homeowners will find themselves in when they move through this foundation type. Short foundation walls atop footings elevate the home a few feet off the ground and provide storage and utility space. The crawl is a lower cost alternative to the full basement and better suited for moderate climates.
• Full Basement - The basement foundation presents homeowners with the greatest number of options for storage and additional living space and is also the most expensive. Ideal for colder climates where footings below the frost line are required, basements are typically constructed of poured concrete.
  

Structure Type. As the majority of modular homes built today have some degree of customization, prospective homeowners have a unique opportunity to create a home that is truly one-of-a-kind. However, one should consider the pros and cons of each structure type prior settling on a final design.

• Single-Floor - Better known as the ranch home, single floor homes are experiencing unprecedented popularity as baby boomers begin to retire. Additionally, with only one story, these homes are generally less expensive to build than multiple story homes. 
• Story-and-a-Half – A nice compromise for those torn between two-story and single-floor homes, the story-and-a-half utilizes dormers and available under roof area to create a small second story or loft. Common uses for the second floor are as a guest area, office or sleeping loft.
• Multiple Story - Because multiple story homes are typically build up versus out, this home provides maximum living space in the smallest footprint. Combined with a full basement, the multiple story structure is generally preferred by prospective homeowners requiring lots of living space.

Building Codes. Strict adherence to local building codes and industry standards are an absolute requirement for any home construction project.

Home Layout. Perhaps the most challenging task of any home design project is to visualize the home’s layout without a tangible model to work from. The following information will assist you in designing a highly functional and livable home layout.

How do your lifestyle requirements impact the design of your home? Think of your home as three or four distinct activity zones: working, sleeping, living, garage and storage. Plan your activity areas for convenience and practicality. For example, the garage should be close to the kitchen so you don't have to trek through the house with the groceries. The living room should be isolated from the bedrooms so a late-night television watcher won't keep everyone else awake, and so on. A poor design could create unnecessary work and extra steps, while a good design will be a joy to live in for a lifetime. Proceed thoughtfully through your home activity zones.

Working Zone.  Kitchen, laundry, pantry and home workshop make up the working zones. The kitchen, a home's most important room, should always be planned with your workflow in mind. There are four basic kitchen plans that address the workflow.

U-shaped is the most efficient because it uses the "work triangle" to best advantage. This triangle places the sink, range and refrigerator in a triangular pattern with equal distance on each side, making sure you are never very far from preparation, cooking and storage areas. The ideal distance is about five feet between each of the three workstations. This distance may be increased slightly, but not much since it will require too many steps. If the legs of the triangle are shorter, the kitchen will still be efficient, but it may feel cramped and there will not be enough counter space.

L-shaped is a workable, fairly efficient design, but plan on making more steps along the triangle. 

Island kitchens work well because the island usually is the range area with the sink and refrigerator an equal distance from it. This design helps cut down the steps necessary in a large kitchen and can be attractively combined with a breakfast bar.

Pullman or galley is not an efficient plan, but it is workable for one person and best used in small homes. 

Kitchen counter space is also important and must be carefully planned. For good counter space, plan for eight to 10 feet. You will need at least 18 inches of space on the latch side of the refrigerator so you have a place to set foods down when you take them from the refrigerator.

At the sink, figure 24 inches of space on one side and 36 inches on the other; plan for 18 inches of space on each side of the range for preparing food; plan for a minimum of 18 square feet of kitchen storage, with additional storage space of six square feet for each member of the household.

The utility and laundry area can accommodate a lot of activity if you take location, workflow and traffic patterns into account. These workrooms can serve as mudrooms, hobby rooms or storage rooms. You can plan extra counter space for multiple uses and extra storage space. 

The Living Zones.  This area comprises the living room, dining room, den or family room. The living areas of your home reflect your lifestyle, so ask yourself these questions when planning these important areas.
 
Is your lifestyle formal or informal? Formal lifestyles dictate a separate living room or dining room where meals and visiting can be carried on in a formal setting. Everyday family activities occur in a family room and perhaps an eat-in kitchen. Informal styles combine living room, family room and eating areas into a single space called a great room, with no areas set aside for formal entertaining.

Does your family prefer open spaces or compartments? Compartments are rooms closed off from other rooms by doorways. You can divide open living areas with furniture or large archways. 

Do you want togetherness or separation for adults and children? Use a model furniture cutout kit to test furniture arrangements. Even in an informal open space layout, areas can be created to isolate activities from each other. For example, the television can be set off in one section leaving the remainder of a great room free for other activities.
What type of traffic pattern do you prefer? Do you want the living room situated so all traffic from the main entrance goes through it or would you rather have a hallway to shuttle the flow directly to the family room or kitchen? Would you prefer the most-often used entrance to allow traffic directly into the kitchen or utility area, or some other space? How will you locate the bedrooms in relation to the living areas? Will the hall or stairs from the bedrooms lead directly into the living room, dining room or some other arrangement?  Where will windows, doors and furniture be? Use furniture cutouts to plan arrangements and make certain that windows and doors are spaced to allow for ventilation, building codes and light, while leaving enough wall space for furniture. Knowing approximate furniture locations ahead of time can help in locating electrical and service outlets for today's increasingly high-tech homes. Cable television, computers, alarm systems and telephone jacks all require special wiring. To avoid unsightly wire stringing, plan for the location of these things in advance and have the wiring run inside the walls.

The Sleeping Zone.  The number of bedrooms and bathrooms depends, of course, on the size of your family and the ages of your children. You may not want to plan large bedrooms for children who will soon go away to college unless they will visit often or live with you while they attend a nearby college. Other considerations in planning bedrooms include bedroom locations. If you have small children, you will want to locate the master bedroom near the children's rooms. If your children are older, you may be able to put them in a separate area, upstairs for example, while keeping the master bedroom downstairs for increased privacy. Also remember that closets can be used as sound barriers between bedrooms. And guest bedrooms can be used as home offices, eliminating the need to plan a separate room for working at home. Children's bedrooms require flexibility for growth. If your kids are pre-schoolers now, they will need more room for clothes, storage, electronic equipment and furniture later on. 

Planning Bathrooms.
The number of bathrooms and their fixtures will be determined by your needs and budget. Modern emphasis is on convenience and luxury in the bath. Whirlpool tubs, separate showers, large mirrors, double sinks, upscale tiles and fixtures, saunas, steam rooms and dressing areas are all found in today's bathrooms. These features may have been considered a luxury a few years ago, but today they are almost a necessity to ensure the resale value of your home in some areas.

Location. Do you want a private bath attached to the master bedroom? Will there be a separate bath for each child, or will there be one bath for children and guests in a central location?

• Multi-use Arrangements. Clever arrangements isolate toilet, shower and sink so that more than one person can use the room in relative privacy.
• Linen Closets. Be sure to have linen closets, dirty clothes hampers and plenty of hooks for hanging things out to dry.
• Minimum Sizes. Minimum bathroom sizes are 5 by 7 feet for a full bath and 4 by 5 feet for a half bath or a bath with a 3-by-3-foot shower. These minimums may not be advisable unless you are building a small home or vacation cottage. Modern bathrooms are considerably bigger than these minimums.

Garage and Storage.
The final zone comprises the garage, closets and storage areas. These areas have a basic set of space rules:

Clothes Closets.  Each member of the family should have six feet of clothes-hanging space. Good floor plans have plenty of closets in convenient locations. It adds very little expense to provide thoughtfully located closets.

Equipment Storage.  Take inventory of all your possessions and plan to have enough space for them. Don't forget to include small appliances, sports and recreation equipment, hobby equipment, lawn and garden tools, workshop equipment and exercise equipment.

Garage and Driveway.  The layout of your lot will include driveway, parking and maneuvering space for cars. Be sure to leave space for boats, campers, ATVs or any other vehicles you have. Make sure you check local housing codes for possible restrictions on the outdoor storage of vehicles. Do you want the garage attached to the house or standing alone? Do you need a garage, or is a carport sufficient? Will there be a breezeway connecting the garage to the house? Garage space can be multi-use space. The washer-dryer, workshop, water heater, furnace, freezer and much of your other equipment can be located in the garage.

Decks and Porches. Porches should be an integral part of the house and will be constructed on site after your modular home is set and finished. Decks and greenhouses can be added later as your budget allows. You can make this easier by planning ahead with doors that open onto a proposed deck. Decks can extend your indoor living space to the outdoors.

Finding a Builder –
The modular builder is the company that sells the home to the homebuyer and is responsible for ordering the home from the manufacturer. The modular builder constructs the foundation for the permanent installation of the home and is responsible for final finish work after the home has been installed.

You can find modular builders a variety of ways –
· Ask a friend
· Check your local phonebook
· Contact your local division of the National Association of Homebuilders (LINK) or Better Business Bureau.
· Visiting modular manufacturer’s web sites – see http://www.modularhousing.com/

After locating builders in your area, ask for references and check them out. Thoroughly investigate at least 3-4 references for each builder you consider. The references should include clients for whom he/she has built homes in the past 5 years. Simply phoning to ask a few questions is not enough. Arrange to visit the homes of the references so you can check for signs of good construction. It is important to interview the builders’ references without the presence of the builder. This will allow the references to speak more candidly.

Important Questions You Should Ask the References include:
- Did the overall project run smoothly?
- If not, what went wrong?
- Did the project finish on schedule?
- If not, what held it up?
- Were the initial estimates accurate?
- If the project was over budget, where and why?
- Was the builder helpful in solving budget or layout problems?
- Was your builder helpful in making suggestions or proposing solutions to problems?
- If so, were his explanations clear and logical?
- Have you had any major problems with the house during the time you've occupied it?
- If there has been a problem, did the builder follow up with you in a timely manner?

Check the builder’s credentials-
Although there are many good builders who do not affiliate themselves with industry organizations, this is a question you should ask. If they are members of a professional organization this allows you the ability to check with the organization and see if the builder is in good standing. Your decision on which builder to select should not be based on this type of credential alone. You should also check with your State’s Attorney General Office and Better Business Bureau about the builder or company.

Ask the builder how often he/she will be onsite.
You are paying for the builder’s time and attention. An acceptable amount of presence on the job site is 2-3 days a week and an ideal situation would have him/her on your job site every day when work is being performed. If having the builder’s presence on your job site everyday is important to you, then you should look for builders with 25 employees or less. Also, make sure that the builder plans on being on site the day of the modular unit delivery and set.

The relationship between you and your builder should be one of trust and comfort. You must be able to trust your builder and feel comfortable with the choice you have made. 
 

TIPS FOR THE OWNER-CONTRACTOR –

The Modular Process –

The Factory/Manufacturer.
Modular homes are built in a factory setting where raw materials, design and assembly personnel come together to create a finished product. Construction in a factory reduces the possibility of damage from weather and allows the materials to be assembled in a protected, climate-controlled environment. This is important given the recent problems with mold as it reduces the possibility of water infiltrating the house during construction.

The Builder/Seller.
The modular manufacturer generally does not sell directly to the homebuyer. Instead, homebuyers purchase a modular home from a modular builder, who is responsible for working with the buyer to determine the type and design of home they want. The modular builder then orders the home from the manufacturer. The modular builder is not an agent of the manufacturer, but an independent business owner.

Customization.
As mentioned previously, the builder and manufacturer will work with the homeowner to determine the type and design of modular home that best suits the purchaser’s needs. Purchasers have many options in the style and size of home they can build. Modular homes are customizable and no two need be the same.

Construction & Plan Review.
Before a modular manufacturer begins construction, all building plans must be reviewed and approved in the state where the manufacturer intends to sell homes. Homes must be designed and built to the code for the state and locality/municipality where the home will be shipped for final location. The manufacturer contracts with approved third party plan reviewers who conduct plan reviews on behalf of the state. The modular manufacturer also contracts with a third party inspection agency that is licensed by the state to perform an in-plant inspection while the home is in production. When the housing sections or modules are complete, the third party places a label on the home certifying that the home has been manufactured in conformance with the approved plans and complies with all provisions of the building code.

Shipping, Stability & Superior Strength.
After construction in the factory the modules are loaded for transport. To deal with the rigors of shipping, each modular home is constructed with roughly twenty percent more material than a traditional stick-built home. (For example, drywall is typically glued with a special adhesive and then screwed to the framing). This may increase the structural strength of the home as noted in a recent FEMA study on 1992’s Hurricane Andrew. The study concluded, “the module-to-module combination of units appears to have provided an inherently more rigid system that performed much better than conventional residential framing.” Building Performance: Hurricane Andrew in Florida, FIA-22, Item 3-0180

Final Assembly.
After the builder orders the home from the manufacturer, the manufacturer will provide the builder specifications for the foundation. The builder is then responsible for preparing the foundation for the modular home. When the home is constructed, it is shipped to the job site. A crane is then used to place the housing modules on the foundation and set the roof in place. By this time the home has been completely installed, is closed up and secure. The builder will then finish the home. This finish work includes securing any remaining roofing shingles, attaching siding and finishing interior drywall work. Generally the home is ready for occupancy within several weeks. Prior to moving in, a local building inspector will make a final inspection and issue an occupancy permit.

 
Landscaping Your Modular Home-
The landscape of your home goes deeper than the roots of your plants. Proper drainage is essential to your landscape. Before you even begin to think about plants and flowers, your site will need to be graded for good drainage. Surfaces like driveways, patios and walkways should also slope away from your home to keep rainwater from running off into your foundation. You'll need to handle rainwater on your site through downspouts that correctly funnel water away from your home. In some areas irrigation is a concern. If you live in one of these areas you'll need to plan ahead for a system that waters your lawn and landscape or use xeriscaping, a landscape system that employs plants with lower demands for water and fertilizer.

From the Ground Up.
Once you've dealt with water issues, it's time to consider your soil. Soil tests will help determine the acidity of the soil in your area which will affect your choice of plants.
For more information on soil testing, contact your local cooperative extension or nursery. Good soil will help you keep your landscaping healthy and attractive. Before you sod or seed your new lawn your soil should be well prepared. First weeds should be eliminated and poor soils should be amended with organic materials. Construction debris should not be buried under your lawn. 

The Planning Stage.
Your landscape will be a labor of love for many years--don't shortchange it right from the start by skipping a comprehensive landscape plan. When you're facing a raw site and a new home it's worthwhile to spend a few hours with a landscape designer. The costs of plants and trees can add up quickly. A landscape professional will keep you from wasting money on haphazard plantings.

Define your landscaping needs so you can discuss them with your landscape designer. Do you want to plant a vegetable garden? Keep livestock? Entertain formally or informally? Build a swing set? How much time do you want to spend on yard work?
You may also want to talk with a tree professional about the trees on your site. He or she can assess the current health of the trees on your site and give you advice on preserving trees during the construction process.

At the very least, you should have a site survey drawn to give you an accurate picture of your home's surroundings. The site survey typically includes: 

- The property lines
- Any improvements to the site, such as driveways, fences, sheds or other buildings
- Utility poles, meters and utility lines, both above and below ground 
- Compass directions
- Footprint of house, with location of windows, doors and downspouts
- Trees or plantings you would like to preserve

With the help of your site plan, you can begin to envision how your landscaping will look, where you'd like to plant trees for privacy, shade or protection from the wind and where you'll want to build walkways, fences or other landscape features. Keep in mind that trees need to stay clear of utility lines and plants will need good light, soil and space to flourish.
 
In our age of instant rewards remember, a landscape takes years to mature. Your landscape is a long-term investment that will reward you with new growth each year. 

Plantings.
Landscaping can be categorized into two types: softscape and hardscape. The softscape comprises trees, plants, ground cover and flowers. Hardscaping refers to structures and features such as walls, pathways, pools and ponds.

Softscape.
When selecting softscape materials, your landscape designer will consider your geographical region and the conditions of your site. The placement of plantings is crucial. Those planted too close to your home or foundation may block windows, interfere with roof gutters or disrupt foundation walls as the plants grow. To decrease clean-up hassles you'll probably want to keep fruit- or flower-bearing trees away from pools, decks, patios, driveways and walks.

Make sure you understand the growth habits of the trees and shrubs you select. How should they be maintained? Will you need to prune or fertilize them over their lifespan? Keep in mind that flowers are fleeting with blooms generally lasting just a few weeks. The texture and color of leaves and bark will affect the look of your landscaping year round. 

Hardscape.
Your home's hardscaping will benefit from a comprehensive plan, too. Many structures, especially those made of stone or those that require excavation are expensive to install, so getting them right the first time is essential. A wide variety of fence styles are available. In some developments you may be required to install a certain style or be forbidden from building fences at all. Your fence's function, whether it's to protect a swimming pool, corral horses or screen an unpleasant view, will affect its style. Water features add interest to landscape. From pools to ponds to simple birdbaths the water features you choose will have varying ranges of maintenance requirements and expense. Make sure you understand these requirements before building a water feature in your yard. 

Lighting.
Don't forget about lighting as you plan your landscape. Exterior lighting offers added security and visual interest to your home. New low-voltage systems and an increasing variety of lighting styles can bring versatility and beauty to your outdoor areas at night.

Finally, consider the presence of wildlife on your site. Many homes are built in rural areas that are also home to deer, raccoons, rabbits and other animals. In some regions water features can attract snakes and other reptiles. You'll need to keep these animals in mind as you plan gardens and structures that may contain garbage cans. 


*According to the Modular Building Systems Council & the National Association of Home Builders.