Kit & prefab homes
Bought a home kit? We're the builder.
Barndominium, steel-frame, panelized, modular, post-and-beam or ADU kit: we're the licensed general contractor who permits it, builds the foundation, assembles it and finishes it, with every cost set out before work starts.
Florida Certified General Contractor #CGC1531741
UrbanEdge LLC, DBA Hivesta Construction · WA Contractor Registration #URBANL*766Q5
What your kit includes, and what it doesn't.
The kit price is rarely the price of the home. Here is what usually comes in the box, and what still needs a builder.
Usually in the kit
- The frame or shell: steel, panels, timber or modules
- Sheeting, trim and fasteners
- The manufacturer's drawings and assembly guide
- Windows and doors, in some kits
What we do
- Feasibility, zoning and the permit
- Engineering sealed for your site and county
- Site prep, grading and the foundation
- Delivery coordination, crane and assembly
- Dry-in, plumbing, electrical and HVAC
- Insulation to the energy code
- Drywall, finishes and the final inspection
From kit quote to keys
- 01
Review your kit
Send us the manufacturer's quote and drawings. We tell you what's included, what's missing and what the finished home costs.
- 02
Lot and permit
We check zoning, setbacks, flood zone and utilities, coordinate the engineering for your site, and pull the permit.
- 03
Site and foundation
Clearing, grading and a foundation built to the manufacturer's anchor-bolt or connection plan.
- 04
Delivery and assembly
We schedule delivery, unload, bring the crane when it's needed, and erect or set the kit.
- 05
Dry-in and systems
Roof, windows and doors closed in, then plumbing, electrical, HVAC and utility connections.
- 06
Finish and move in
Insulation, drywall, finishes and every inspection through to the certificate of occupancy.
Kits we build
Steel and red-iron barndominiums
Bolt-together steel building kits finished as homes, shops or both.
Light-gauge steel frame homes
Cold-formed steel studs and trusses: straight, termite-proof and engineered for wind.
Panelized and SIP shells
Factory-built wall and roof panels we set on your foundation and finish inside.
Post-and-beam and cedar kits
Timber and A-frame packages assembled and finished to code.
Modular homes
State-approved factory modules set on a foundation, connected and finished on site.
ADU kits
Backyard cottages and studio kits, including the permit, foundation and utility hookups.
We work with kits from any manufacturer. Prefer to build in steel from scratch? See our steel framing
Built to code where you build
Florida
- Kit drawings must be engineered for your parcel's wind speed under the Florida Building Code, and sealed by a Florida engineer. In Miami-Dade and Broward (the High-Velocity Hurricane Zone), products need approval for HVHZ use.
- State-approved modular buildings carry a Florida insignia (s. 553.37, F.S.); the site work, foundation, utility connections and set still go through the local permit.
Washington
- Factory-built modular homes need L&I plan approval and an L&I insignia; the city or county approves the installation and the connections on site.
- Foundations and connections are engineered for your site's snow and seismic loads, and the home is built to the Washington State Energy Code, including insulation for steel frames.
Kit price vs. the finished home.
Before you order, we price the whole home, phase by phase, so the kit price isn't the number you plan around. For financing, lenders want a licensed, insured builder, full plans and a fixed scope, which is what you get from us.
Construction loans- The kit, delivery and any crane
- Engineering and permit fees
- Site prep, fill and the foundation
- Assembly or erection labor
- Utilities: water, sewer or septic, power
- Plumbing, electrical and HVAC
- Insulation, drywall and interior finishes
- Driveway, impact fees and our fee
Kit and prefab homes: questions
What does a home kit include, and what doesn't it?
Most kits include the frame or shell, sheeting, trim, fasteners and the manufacturer's drawings. The foundation, permit, site work, utilities, assembly labor, plumbing, electrical, HVAC, insulation and interior finishes are almost never included. We go through your kit quote line by line and show you what's missing.
How much does it cost to have a builder assemble a kit home?
It depends on the kit, your lot and how finished you want the home. Assembly is only one part: the foundation, site work, systems and finishes usually cost more than the kit itself. Send us your kit quote and we'll price the whole finished home, phase by phase, before you commit.
Who pulls the permit for a kit or prefab home?
As your general contractor, we do. We submit the plans with engineering sealed for your site, manage the inspections and close the permit out.
Is my kit engineered for Florida hurricanes or Washington snow and earthquakes?
Not always. Many kits ship with generic drawings, and Florida inspectors need engineering sealed for your county's wind speed; Washington sites need the snow and seismic loads for that location. We check the drawings early and coordinate sealed engineering with the manufacturer before ordering.
What's the difference between a kit, a modular home and a manufactured home?
A kit is a package of materials assembled on your lot. A modular home is built in factory sections to the state building code and carries a state insignia (in Florida, under s. 553.37, F.S.; in Washington, an L&I insignia); the foundation, set and connections are permitted locally. A manufactured home is built to the federal HUD code, which is a different process we don't build.
Can I get a construction loan for a kit home?
Usually, yes. Lenders want a licensed, insured builder, a full set of plans and a fixed scope and budget, which is what we provide. We work with your lender's draw schedule or introduce you to lenders we work with.
How long does a kit home take to build?
Shell assembly often takes days to a few weeks once the kit arrives, but the whole project, including permit, foundation, systems and finishes, takes months. We give you a schedule with your budget.
Can you finish a shell someone else put up, or build only the shell?
Yes to both, after we inspect the work already done. We can take the project from foundation to keys, or handle only the phases you need.
Send us your kit quote.
Tell us the manufacturer, the kit and where you're building. Estimates within 24 hours.