What Is Site Work?
Site work is everything that happens on your property before your manufactured home arrives. It's the foundation your home sits on, the driveway you park on, the water you drink, and the permits that make it legal.
This is where you have the most control over your total project cost. You hire your own licensed contractors — and can even do some work yourself — which is how most buyers keep the total project cost down. Ask us for our referral list of licensed and insured contractors past customers have used.
Typical Site Work Costs
*Costs vary dramatically by location, soil, and existing infrastructure
Site Work Breakdown
Land Clearing & Grading
Preparing the building site by removing vegetation, leveling the ground, and ensuring proper drainage.
- Lot size
- Tree density
- Slope/grade
- Soil type
- Access difficulty
Foundation
The base your home sits on. Type depends on soil, climate, financing requirements, and local codes.
- Foundation type
- Soil conditions
- Home size
- Local codes
- Frost line depth
Utilities
Connecting or installing water, sewer/septic, electric, and gas lines to your home.
- Distance to connections
- Septic vs sewer
- Well vs city water
- Electrical panel size
- Gas availability
Driveway & Access
Creating vehicle access to your home site and parking areas.
- Length of driveway
- Material (gravel/asphalt/concrete)
- Base preparation
- Culvert needs
Permits & Inspections
Legal requirements including building permits, zoning approval, and required inspections.
- Jurisdiction fees
- Number of permits
- Inspection requirements
- Zoning variances
Foundation Options
The foundation affects your home's stability, financing options, and resale value. Choose based on your budget, soil, climate, and long-term plans.
Pier & Beam
Manufactured homes, level lots, moderate climates
Concrete or block piers support the home's frame, with a crawl space underneath. Most common and economical option.
Pros
- ✓Most affordable
- ✓Easy access to utilities
- ✓Good ventilation
- ✓Works on most soils
Considerations
- •Less stable in flood zones
- •Requires skirting
- •Not permanent foundation
Concrete Block Crawl Space
Sloped lots, areas with frost heave, better resale
Block walls create a raised foundation with crawl space. More stable than piers, better for sloped lots.
Pros
- ✓More stable than piers
- ✓Better for sloped lots
- ✓Improved resale value
- ✓Easier to enclose
Considerations
- •More expensive than piers
- •Requires proper drainage
- •Still needs skirting
Basement
Cold climates, adding living space, maximum resale value
Full or partial basement foundation. Most expensive but adds living space and maximum stability.
Pros
- ✓Adds living space
- ✓Best resale value
- ✓Protection from weather
- ✓Storage space
Considerations
- •Most expensive
- •Requires excavation
- •Waterproofing critical
- •Longer timeline
Slab-on-Grade
Warm climates, modular homes, no flood risk
Concrete slab poured at ground level. Common in southern states, less common in Midwest due to frost.
Pros
- ✓No steps into home
- ✓Pest resistant
- ✓Durable
- ✓Good for accessibility
Considerations
- •Not ideal for frost areas
- •No storage underneath
- •Cracks if soil shifts
- •Harder to access utilities
Need Help With Site Work?
Ask us for our referral list of licensed and insured contractors past customers have used — a solid head start on gathering bids for your site work.