Models and Floor Plans:
Quality and Safety:
In our first year, we're working with local clients on custom projects of various sizes with different building constraints (see Cost, Process below). It's a bit expensive to transport our modules, so the further the distance from our Southern California factory, the more price becomes an issue. However, we are developing relationships with fabricators throughout the U.S.A. We'll announce news on this soon!
At the moment the first LivingHome is shown every Friday from 1-2PM to people who own land and want to build a LivingHome within the next year. There are also certain Saturday tours. Please reserve your free tickets by clicking here. The home is also included on several local-area tours conducted by architectural groups and if you're on our mailing list, we'll let you know about these tours as they're organized. We also have ongoing scheduled open houses. To find out about these and other tours, please join our mailing list.
LivingHomes strives to create homes that are as healthy as possible and that have minimal ecological footprint . To guide us, we developed a set of design goals for each LivingHome that we call Z6: Zero Water, Zero Energy, Zero Waste, Zero Emissions, Zero Carbon, and Zero Ignorance.
To measure these goals, LivingHomes certifies all its homes using the USGBC's LEED Program. LivingHomes commits to only building at least LEED Silver level homes.
To learn more about our services you can contact our sales department directly at firstname.lastname@example.org or call us at 310-581-8500 xt. 15.
We have both standard and custom LivingHomes. Our various lines of homes range from $185 - $325/square foot. That number does not include design costs (10-15% of your budget), permit fees, engineering, transport, install or foundation. Excluding the design costs, these other costs can add another $70-90/square foot for flat lots,
Included in the cost of our homes:
You get create a complete budget for any LivingHome by going to Homes and choosing "Configure" for one of the LivingHomes. After choosing your options, you'll have an opportunity to complete/save/print a complete budget estimate.
We're currently at the higher end of the range of modern, prefab homes - and certainly those of us at this range are expensive vis-ã-vis typical construction in many parts of the country - but it's important to do a fair comparison. We believe our homes represent a 20-40% reduction in the cost of similarly constructed, stick-built home. By "similarly constructed," we mean a wood- or steel-framed home, designed by a world-class architect, that features substantial amounts of floor-to-ceiling glass, decking, and environmental finishes and energy systems.
We will introduce homes in the future that have lower per square foot costs.
Your foundation requirements will vary according to your site. Until you have completed soil studies and received topographic and geological reports, a contractor cannot give you an estimate on the foundation cost. Also, you might have an existing structure on the lot, so you will need to calculate deconstruction costs. If you want a custom design there will be design and engineering fees. The project management fee ranges from 10-15% of your total budget, depending on what you're doing, and the engineering costs will be additional.
Project management fees exist for both custom and standard homes, but vary depending on the type and complexity of the project. This fee covers the cost of preparing structural and engineering documents for submission for building permits (needed to build a home), the time involved in securing those permits, and the time involved in managing the contractors involved in constructing the home on site.
Transportation and installation fees will also vary according to the location of your site and size of your home, or number of modules it requires. The cost covers moving the modules to the building site (by truck) and placing the modules correctly (by crane). In Los Angeles, transport/install averages about $20/square foot.
Our custom homes feature a building envelope and floor plan that meets our clients' specific site and lifestyle needs. The idea here is to accommodate client specific needs, but in a way that logically and cost-effectively leverages our modular system and environmental focus, so there are some limitations. (For example, there will be no curves in the structure, and we'll only use specific materials.) The specifics of all this get worked out in the schematic phase.
Prefabricated homes define a broad range of products and styles. In general, "prefab" means that some or all of a house is factory built and assembled. As a group, prefab homes include everything from mobile homes to log cabins, panelized houses to custom-designed architectural showpieces. In addition to homes, prefabrication has been used to create office and industrial buildings, banks, and schools.
We use prefab production for several reasons:
Better quality. By code, modular homes have to be built to a higher quality level than stick-built homes because they must endure stresses of being transported (wind shear, vibration, etc.)
Faster construction, less cost. When you can start building your home at the same time as your foundation is being developed, you save time and money. Typically, a stick-built, custom home will take 12 to 18 months. LivingHomes can complete homes in 5-6 months. Additionally, the prefab process can be 20-40% less than a similarly equipped and constructed, stick-built home.
Less waste. 30-40% of the material used to construct a typical stick-built home ends up in landfills versus 2-8%, on average, for prefab.
Prefabricated homes are generally financed with a construction loan similar to loans for standard site built construction. You are free to talk with any mortgage lender that offers construction loans or LivingHomes can suggest a few lenders for you to talk to.
Quick answer below, but a very complete explanation can be found under Purchasing a LivingHome.
For Custom Home – 54 weeks
For Standard Home – 46 weeks
The ground breaking date depends on a number of things, some of which rely on your input and availability.
On a custom project, we work in close collaboration with you on basic considerations such as total living space, elevations (one level or multiple levels), and number of bedrooms/bathrooms.
Obtaining permits in some cities is simply a matter of filling out the forms and paying the required fees. In other cities it is a more arduous process and every step of your building process may be reviewed.
When you have land and decide to build a LivingHome, our first step is to conduct a feasibility study of your property. We must be able to transport the modules on trucks to your land, and install them with a crane or forklift. Only rarely is this an issue. We can certainly build LivingHomes on hillsides and in narrow lots.
Typically, you hire a general contractor to build a foundation to the specifications we provide. We can provide construction management services to identify and manage this general contractor.
Models and Floor Plans:
We have a variety of floor plans. The smallest standard floor plan is the KTLH1.1 at 1,020 square feet with one bedroom.
The largest floor plan is the RK1 at 3,100 square feet with an additional 1,435 square feet of decking. The RK1 has up to five bedrooms.
Visit our configurator tool to customize any of our current floor plans.
Quality and Safety:
No. LivingHomes are permanent structures. The modules are only moved once, from the factory to your site. Unlike mobile homes, which are permitted by the Department of Housing and Urban Development (HUD), modular homes must conform to local building codes. In California, modular homes are treated the same as site-built homes and they cannot be excluded from financing or any communities (note that communities may have certain design requirements for all homes).
The frames of Ray Kappe LivingHomes are made of steel, which is extremely strong, durable -- and highly recycled. Because the modules are built off-site they must actually meet more stringent building codes than stick-built homes since they must withstand the stresses of vibration and wind sheer during transport.
No. The roof is pitched to provide appropriate drainage. The roof is engineered to withstand 100 pounds of pressure per square foot.
LivingHomes are built to comply with, or exceed, all the same standards that apply to site-built buildings. Steel is one of the strongest building materials and tends to perform well in earthquakes and hurricanes.
Snow loads are determined by local codes. LivingHomes can design and engineer homes for regions with larger snow load concerns. Design variations, including pitched roofs, will be considered.
Sadly, no. The high quality of LivingHomes can only be guaranteed when we sell and build complete dwellings.
We tend to be differentiated by three things:
Design. For better or worse, we are one of the only prefab housing companies not run by an architect. Therefore, we work with best-of-breed architects, like Ray Kappe and KieranTimberlake, to design our homes. We like modernist architects who integrate craftsman-like attention to detail and warmth into their work.
Environmental program. We are very committed to creating homes that have some of the smallest ecological footprints of any production homes. The first LivingHome was the first home to be certified as Platinum by the United States Green Building Councilâ€TMs LEED Homes program and the only home to win the AIA's top sustainability award in 2008. LEED (Leadership in Energy and Environmental Design) is the leading green certification program and we as a company are committed to only building homes that are at least Silver certified.
Price value. We are driving costs down by, a) standardizing our homes, and b) building in high volume, using prefab construction.
LivingHomes was founded by Steve Glenn, an experienced entrepreneur who has founded, co-founded or been on the founding teams of a number of technology companies including Clearview Software (sold to Apple), idealab (which incubated eToys, CitySearch, GoTo/Yahoo Search, etc.), and Peoplelink. The team of LivingHomes includes a mix of senior executives and advisors who bring a wealth of experience from the home building, green development, and architectural and technological industries.
We work with a number of highly experienced manufacturers
What's not to like? An almost perfect metaphor for what we aspire to do: make the creation of homes that feature modern form and functionality efficient and really cost effective. If only they were made of reclaimed, post consumer plastic or, better, something else that did not involve non-renewable resources in its production. Oh, and soy dyes. Then we'd love 'em even more, which, frankly, is hard to conceive.