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Get Your Delivered Price

Tell us the scope and the ZIP. You get a real delivered-and-installed number, not a callback to discuss your needs.

We quote the structure and the site work as separate lines, because that is the only way the number means anything. The structure price is firm once a design is locked. Site work depends on your lot — foundation type, how far utilities have to run, whether the truck can get close enough that crane reach stays inside the included envelope, what your jurisdiction charges for permits, and how many loaded miles the freight covers.

What gets you an accurate number fastest: a site address, a photo of the placement area, and a rough square footage. From those three things we can usually get within a few percent without a site visit.

How the process actually runs

Discovery and feasibility

We start with what the site will actually allow: zoning, setbacks, utility availability, flood zone, access width for a truck and crane, and whether the jurisdiction has a defined modular pathway. This is where projects get saved or killed, and it costs nothing to find out.

Design and fixed pricing

Layout, finish level and options are locked, and the price for the building is set at that point. Site work is priced separately and transparently, because that is the number that varies with your specific lot and the one most suppliers hide until you are committed.

Permitting in parallel

Plans go to the state modular program or local authority while the site work begins. Running these concurrently rather than sequentially is where most of the schedule advantage lives.

Production

Your unit enters the line. Framing, envelope, mechanical rough-in, insulation, drywall, finish, fixtures and cabinetry happen at successive stations with inspection at each. You get progress documentation rather than guesses.

Site work

Foundation is poured or set, utilities are trenched and stubbed, access is prepared for the delivery truck and crane. This runs while your unit is in production.

Delivery and set

Modules are transported and craned onto the foundation. For a single-module building this is typically a matter of hours, not days — the set itself is the fastest part of the entire project.

Button-up and closeout

Marriage lines are joined, mechanicals and utilities are connected, exterior finishes are completed at the seams, final inspection is called, and you get your certificate of occupancy along with documentation.

The costs most suppliers will not show you

These are in the tool above as separate lines. Most quotes fold them into a per-square-foot number or leave them out until you are committed.

Foundation	$38–$52 per sq ft
Utility trenching	First 50 ft typical, then $185 per ft
Crane	Included to 100 ft reach, then $2,900 + $95 per ft
Permits and plan check	$8,900
Survey, staking and certification	$5,400
Site clearing and grading	$4,200
Slope or poor soil adder	$3,600
Septic system	$14,500
Well	$11,800
Electrical service upgrade	$3,400
Demolition of existing structure	$9,200
Freight	$7 per loaded mile

What drives each of these

Foundation — Pier and beam is cheapest and fastest. Slab-on-grade is most common for permanent placement. Stem wall is often required in flood zones.
Utility trenching — Distance from your unit to the existing water, sewer and electrical service. Long driveways get expensive quickly.
Crane — Driven by how close the truck can park to the final placement. Trees, slopes and narrow lots all increase reach.
Permits and plan check — Highly jurisdiction-dependent. Some counties are a few thousand, some urban jurisdictions with impact fees are far more.
Survey, staking and certification — Required almost everywhere before a foundation can be inspected.
Site clearing and grading — Assumes a reasonably level, accessible lot. Rock, heavy vegetation or fill requirements change this.
Slope or poor soil adder — Applies on grades roughly five to twenty percent or where soil bearing requires engineered footings.
Septic system — Only when no municipal sewer is available. Perc testing comes first and can disqualify a site.
Well — Only when no municipal water is available. Depth drives the number and depth is regional.
Electrical service upgrade — Common on older properties where the existing panel cannot carry the added load.
Demolition of existing structure — Applies to teardown and replacement scenarios. Asbestos or lead survey may be required first.
Freight — Calculated from the fabrication facility to your site. This is the line item that makes regional pricing differ most.

Get a Guard Shack quote

Tell us the scope and the ZIP. You get a real delivered-and-installed number, not a "contact us for pricing" runaround.

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