Modular vs. Manufactured Homes

What’s the Difference?

In British Columbia, both modular and manufactured homes are high-quality, code-compliant housing options—but they’re built to different standards and suited for different types of properties.

Modern kitchen with gray cabinets, a marble island, stainless steel appliances, gray backsplash, and hardwood floors.

Modular Homes

  • Built to A277 Building Code – the same standards as a site-built home in BC.

  • Placed on a permanent foundation (full basement, crawl space, or slab).

  • Can be placed on most residential lots, including in many municipalities.

  • Fully customizable floor plans, layouts, and finishes.

  • Ideal if you want a home that looks and feels just like a traditional house and can appreciate in value similarly.

Living room with a white sofa, glass coffee table, black side tables, patterned area rug, and tall potted plant. Open kitchen in the background with white cabinets, bar stools, and small windows. Walls decorated with three yellow flower artworks. Hardwood floors and ceiling fans with lighting.

Manufactured Homes

Built to CSA Z240 Code – a national standard specifically for manufactured (factory-built) housing.

  • Typically placed on a steel frame and set on piers, pads, or blocks.

  • Commonly located in manufactured home parks or rural settings.

  • More standardized layouts, but still plenty of options for finishes and upgrades.

  • Usually a more affordable option, with quicker setup and lower site prep requirements.

Modular Homes Manufactured Homes
Building Code

Built to CSA A277 – same standards as BC site-built homes.

Built to CSA Z240 – national manufactured home standard.
Foundation

Permanent foundation (basement, crawl space, or slab).

Steel frame, set on piers, pads, or blocks.
Placement

Allowed on most residential lots, including in municipalities.

Common in manufactured home parks or rural settings.
Customization

Highly customizable layouts, sizes, and finishes.

More standardized floor plans with upgrade options.
Resale Value

Appreciates similarly to site-built homes.

More variable resale value depending on location.
Appearance

Indistinguishable from a traditional site-built home.

Designed for efficiency, but can be upgraded for curb appeal.
Best For

Homeowners wanting a permanent residence that meets all BC building codes.

Budget-friendly housing for parks, acreages, or recreational properties.

Contact Us

Connect with our team to explore modular and manufactured home options — we’ll walk you through pricing, timelines, and next steps.

Email: info@gordonshomessales.com
Phone: (250) 753-6223

Office: 1985 S Wellington Rd,
Nanaimo, BC V9X 1R4