Frequently Asked Questions (FAQ) | Hallmark Modular Homes

Frequently Asked Questions (FAQ)


On this page you can review our list of frequently asked questions. Simply click on the question and our answer will appear. You can submit your question for consideration by using our email resource.

We realize that building a new home raises many issues regarding the
many phases of construction. Your consideration of a MODULAR will
greatly simplify many of these issues. We want to help you and have
therefore developed a list of Questions and Answers designed to help
you along the way to your new home. Most of these issues are applicable
to both Modular and Site Built homes. Please take a few moments to
review the information we have provided. Having this knowledge
available now will save you from unnecessary surprises and problems
later on.


GROUP A: What is your service area & price?
1. What is included in the price provided by hallmark homes?

2. To what states do you direct ship hallmark homes?

3. What is the normal timeline for delivery?

4. What are "extra wide" boxes and how will they affect my delivery?

GROUP B: What are your standard specifications and design possibilities?
1. Are there any design restrictions?
2. How to i customize, modify or add options to my plan?
3. What if i want a very customized plan?
4. What are the standard specifications for the hallmark product?
5. What information do i have to provide to get drawings and make specific specification & color choices?
6. What if my site is in a "high wind" zone?
7. Can i do a modular "addition" to my existing home?
8. Can i do a modular garage?
9. On cape style homes, is the upstairs finished?
10. What if i want central air or hot air heat - who will do this?
11. What is the difference between a cathedral ceiling and a vaulted ceiling?
12. What is the maximum ceiling height?
13. Do you include or supply products or services such as hvac, exterior add-on, non-vinyl siding, finish flooring, appliances etc.

GROUP C: What do I have to know about my site conditions?
1. What do i need to know regarding my site and the condition of the site in order to set the house?

2. How do you know how to get to my building site?

3. Who "sets" the house on the foundation?

4. How and when is my house delivered?

5. What if i have a small site i.e. City lot?

GROUP D: How do I order engineered drawings and what information do I need to provide?
1. How do i order a set of drawings (floor plans & elevations)?

2. What is the cost of the drawings and time to receive them?

3. What information do i have to provide to get drawings and make specific specification & color choices?

4. Up to what point can i make changes to my house plans without incurring delays

GROUP E: How do I order my house?
1. What is the time involved in receiving my house after an order is placed?

GROUP F: How is my house priced and paid for?
1. How is my house paid for at time of delivery?

2. What is the initial price for my home based upon?

3. How long are prices firm?

GROUP G: What is the manufacturers responsibility?
1. What is the manufacturer's responsibility and what is mine?

2. What is the standard manufacturers warrantee?

3. What do i do if there is a service requirement regarding my house?

GROUP H: What is my scope of work, responsibility and cost to finish my house?
1. What is the manufacturer's responsibility and what is mine?

2. Can i build my own home or act as my own general contractor?

3. What about my foundation?

4. Who "sets" the house on the foundation?

5. How do i know what it will cost me to finish my house?

6. Who is responsible for...?

permits (other than the house plan 3rd party approvals)

  • site work (clearing, blasting, excavating, backfill, landscape, driveways, paving, removal, etc)
  • foundation, to include footings, sill plates and lally columns, cellar stairs etc.
  • water
  • septic/sewer
  • house completion, interior and exterior trim-out
  • outside stairs, decks, porches etc.
  • anything else that is not produced by the modular factory.


GROUP I: Miscellaneous information of interest...?
1. Do you recommend any contractors?
2. How should I go about finding a local contractor to do the work?
3. What about insurance coverage?


TO WHAT STATES DO YOU DIRECT SHIP HALLMARK HOMES?
* We currently direct ship our modular products to 20 States(see DELIVERY AREA) (top)


ARE THERE ANY DESIGN RESTRICTIONS?
* Product selections and design restrictions result from what is
economically feasible or what we are allowed to transport over the
roads to your location. Unfortunately States vary in these
restrictions. For example, in parts of New England, Long Island New
York and selective off-shore areas it is very expensive to deliver
boxes that are wider than 13'9" feet. Other States allow up to 15'7"
wide boxes. Lengths are usually limited to 70 feet. Consideration must
be given to your local roads, bridges, and site access. Note that our
plans all conform to these box sizes laid out in various
configurations. Some have "bump-outs" to enhance the basic box design.
You are always better off to take one of our workable designs and
modify it rather than use a "non conforming" plan that would require
substantial re-design.
* Typical box configurations (top)


HOW TO I CUSTOMIZE, MODIFY OR ADD OPTIONS TO MY PLAN?
* Once you have selected a plan CLOSE to what you anticipate building
and have reviewed the price response given to you and have found a plan
within your budget, you may consider customization and/or modification
to the published plans and standard specifications.
* All modifications to published plans and standard specifications
should be handled personally with your Hallmark representative. Pricing
is designed to give the buyer a close enough estimate to make wise plan
choices. Final price estimates will be provided to you once you have
decided on your plan of choice and applicable modifications and options.
* A confirmed price will be provided to you once your personal plans
have been ordered, processed and signed off by you. Custom plans that
you may provide will be considered if they are modular "friendly". We
will provide a price estimate but strongly suggest that you authorize
personal plans to be prepared for a more accurate cost review and price
confirmation. (top)

WHAT IF I WANT A VERY CUSTOMIZED PLAN?
*If your plan is "Modular Friendly" we will convert your plan to a
modular as part of our normal engineering service. You will be required
to make a drawing deposit before we provide this service.
*If you desire a more unique plan to be prepared for you, we offer
the service of a modular designer who will work with you to develop a
plan that meets your needs as well as being "Modular Friendly". Just as
with any architect, there is a charge for this service.(top)
*THREE CHOICES...

  1. Pick up to three (3) of our floor plans
    that come close to your desired idea. We will provide pricing for these
    at no cost to you. These three should be sufficient for you to develop
    a commitment. Redesign and customization will be provided after you
    have submitted a drawing deposit. Custom pricing or pricing for more
    than 3 plans will require additional fees.
  2. Employ the services of one of our modular designers who will be able
    to dedicate the necessary time to your project. We are the manufacturer
    and cannot devote the extra time needed to develop a custom plan or
    make substantial changes to non-conforming plans. Once a "modular
    friendly" design is provided to us we can price your plan and develop
    the final engineering detail and approved plans for permits, at no
    additional cost to you.
  3. You may determine that you have a plan that is simply not suitable
    for the modular concept. If you are not willing to consider suitable
    alternatives we recommend you contact a site builder. (top)


WHAT ARE THE STANDARD SPECIFICATIONS FOR THE HALLMARK PRODUCT?
* Your chosen HALLMARK SERIES SPECIFICATION is the basis for initial
costing. Both plans and specifications may be modified to finalize and
customize your home. (top)

HOW DO I ORDER A SET OF DRAWINGS (FLOOR PLANS & ELEVATIONS)?
* A DRAWING REQUEST (form KO6) is used to order your initial drawings.
Check with your assigned Hallmark representative. (top)

WHAT IS THE COST OF THE DRAWINGS AND TIME TO RECEIVE THEM?
* DRAWING-ORDER-AND DELIVERY PROCEDURE (CD11) explains the procedures,
cost and time requirements to order and receive your drawings. (top)

WHAT IS THE TIME INVOLVED IN RECEIVING MY HOUSE AFTER AN ORDER IS PLACED?
* DRAWING-ORDER-AND DELIVERY PROCEDURE (CD11) explains the normal time
required to receive the modular product after the complete order,
contract documents and deposits have been submitted.. (top)

WHAT INFORMATION DO I HAVE TO PROVIDE TO GET DRAWINGS AND MAKE SPECIFIC SPECIFICATION AND COLOR CHOICES ?
* COLOR and OPTION SELECTIONS (CD07) provides for various product and
color selections available for your home. NOTE - The top information
(Names, Address, Phone Numbers, Zip codes, Site Locations, etc.) and
the "DESIGN CRITERIA" MUST be fully completed and provided with your
request for drawings. Actual color selections can be made at a later
time once the preliminary drawings have been received and signed off
for final Approval and Construction sets. (top)

HOW IS MY HOUSE PAID FOR AT TIME OF DELIVERY ?
* C.O.D. ASSIGNMENT OF FUNDS is the standard method of payment at time
of delivery. It is suggested you and the bank review and sign this
document at the earliest opportunity. We suggest that you consider
using financing programs as underwritten by some of the nations largest
lenders...

  • Mortgage lenders must appreciate that a modular home is paid for completely at delivery.
  • Mortgage lenders must have experience with assignment letters.
  • Mortgage lenders must be able to make payments via wire transfer because funds are due on delivery.

* Clarify the above with your lender before you spend any fees! If they
cannot comply with this Industry Wide standard requirement please do
not continue with that lender and consider contacting your rep for
financing ideas.
* NOTE > Your final price will be contingent on the changes you make
in the SPECIFICATIONS and the OPTIONS you select. These changes to the
Published Plans should be discussed with your Hallmark Representative.
(top)

WHAT DO I NEED TO KNOW REGARDING MY SITE AND THE CONDITION OF THE SITE IN ORDER TO SET THE HOUSE?
* CRITICAL REVIEW (CD09) provides common sense insight regarding the preparation of your site to receive and set the modular.
* You must also make sure that the streets to your site are adequate to
move the boxes. This is especially critical if your site is a small
site in a city. You may be required to retain a police escort for
safety reasons.
* Small or city lots, are one of the most active areas for modular
construction. City sites especially offer great opportunities for new
construction and "Modular" is the most effective solution. There are
some challenges. Most likely the site will not be adequate for the
foundation and storage of the modular "boxes" when they arrive. We may
have to re-design the floor plan creating additional "smaller" boxes if
the large boxes are difficult to manage on inner city roads. A "hold
site" will most likely be required for temporary storage and the boxes
must be moved from the hold site to the construction site on day of
set. Hold sites can be another vacant lot, local parking lots,
municipal lots etc. None of these issues are of major concern and in
fact are very common. As long as the pre-arrangements are made for
these known requirements, they can generally be dealt with. Other
helpful considerations are spelled out in greater detail on form (CD09)
and elsewhere in this section. If you have any questions, your Hallmark
representative will be available to assist you. (top)

WHAT IS THE MANUFACTURER'S RESPONSIBILITY AND WHAT IS MINE?
* GENERAL INFORMATION AND BUYER'S RESPONSIBILITY (CD12) answers
questions regarding our responsibility and the buyer's responsibility,
the normal requirements involved in the completion of your home and
what you may expect regarding the condition of the product at delivery.
*To help you develop a budget to complete your project we have provided
a project checklist for your use. (top)

HOW DO YOU KNOW HOW TO GET TO MY BUILDING SITE?
* DELIVERY DIRECTIONS TO JOBSITE must be completed with simple and
accurate directions from a major highway and name with phone number for
the person who will be available to receive the delivery.
* We suggest that you do not use computer generated maps as they are
not accurate enough for the purpose of delivering modular boxes. The
drivers cannot simply turn around in someone's driveway if they miss
your site.
* Also refer to #10 above for additional considerations. (top)

WHAT IS THE STANDARD MANUFACTURERS WARRANTEE?
* In most states the modular units are requried to carry a one year warranty. (CD14)
* Because of the very stringent nature of producing the units in the
factory, continuous quality checks by our own QC department and in
house inspections by State designated third party inspectors, who must
approve the drawings and give a final inspection and seal before the
units can be shipped, the opportunity for problems are very remote.
* ONE OF THE KEY BENEFITS OF A MODULAR IS THE SUPERIOR QUALITY OF THE
PRODUCT AND THE STRINGENT INSPECTION REQUIREMENTS PLACED ON OUR
PRODUCTS BY THE STATES THAT ISSUE LICENSES TO ALLOW US TO SHIP INTO THE
STATE.
* Corrections that may be necessary due to damage during transportation
or set, that come to notice when the units are joined or back ordered
items, will be apparent almost immediately. If these are a factory
warrantee issue, there is a simple procedure to handle these
corrections - similar to any "punch list" situation you may have on any
project. You may purchase an extended warrantee, issued by an
independent insurance company, at very little cost, ( if it gives you
greater piece of mind ) but remember that:

  • Such warrantees only cover "structural" situations which are very
    unlikely to occur after a house has been set. If any "structural"
    problems were to exist they would be noticed immediately during set and
    most likely to occur as the result of transportation or during the set.
  • Items such as windows, siding, roofing, etc. carry the Original
    Manufacturers warrantee that may be 25 years or longer, and these are
    passed on to you.
  • Items not part of the Modular product such as site additions , the
    foundation, porches, steps, added structures, heating systems etc.
    would not be covered by such a warrantee as they did not originate in
    the suppliers factory, and
  • Most problems that you will encounter are NON-MODULAR or the modular
    might be effected by such things as an out of level foundation,
    settling of your foundation, poor on site completion work, etc - If
    this is the case, any damage to the Modular would not be covered under
    an extended warrantee. (top)


WHAT DO I DO IF THERE IS A SERVICE REQUIREMENT REGARDING MY HOUSE?
* PRODUCT INSPECTION & CLAIMS PROCEDURE (CD14) outlines your
responsibility to inspect the product upon delivery and the procedure
to make a service claim. (top)

WHAT IF MY SITE IS IN A "HIGH WIND" ZONE?
* In the event that your site is located in a high wind zone, such as
along the coast line the modular will be designed accordingly. It is
your responsibility to comply with on site requirements. Check with
your local building official if these conditions may apply to you.
(top)

CAN I BUILD MY OWN HOME OR ACT AS MY OWN GENERAL CONTRACTOR?
* Unlike an on-site "stick" built home, a modular home is not difficult
to complete and if a person is familiar with scheduling and willing to
be involved with coordinating or even doing some minor work himself, it
is possible to save the normal fees charted for this type of work. Our "FREE" on-site information is designed to guide you and answer most
of your questions. If you need any further assistance we are always
available to help you. If you do not feel qualified to perform this
work, we strongly suggest that you retain a licensed contractor to act
on your behalf. Some states require you to retain a licensed contractor
to be in charge of the project. (top)

DO YOU RECOMMEND ANY CONTRACTORS?
* We DO NOT recommend any specific sub-contractors such as Site
Contractors, Foundation Contractors, Carpenters, Exterior Finishing
Contractors, Plumbers, Electricians, etc. Although we will assist you with crane and set crews, we simply cover
too large a geographic area to make it possible to track the
hundreds/thousands of local sub-contractors in order to maintain a
meaningful and dependable list for publication. As stated in question #19 (below), you can locate sub-contractors
locally closer to the time you plan to build your home. It is of no
benefit for you to contact early however, as many will indicate an
interest but may not be available when you actually plan on building
several months later. There are NO extraordinary skills required to finish a Modular Home and
any contractor normally engaged in the above listed type of work,
should not be challenged in completing a Modular. Much of the work (site, foundation, heating, etc.) is no different than
that required for an on site built house. By purchasing the Modular
directly from us, not only do you save money-time-aggravation, but your
choices of finishing contractors is also enhanced as you do not have to
rely on a "Dealer" to perform this work. (top)

HOW SHOULD I GO ABOUT FINDING A LOCAL CONTRACTOR TO DO THE WORK?
* The information that we provide gives enough detail for the buyer to
decide how much (if any) of the work he wants to perform himself, how
much he may want to sub-contract to others or if he finds it preferable
to hire a General Contractor to perform all the necessary work on his
behalf. You might consider retaining someone licensed as a "CONSULTANT"
but still sub-contract the work yourself saving you the normal GC fees.
* You have made a wise choice in dealing directly with the manufacturer
regarding the modular. You will save time, money and aggravation. The
remaining work however should be done by local people. If you do not
know someone personally or someone that has been recommended to you,
check with your local Builders Association or the Better Business
Bureau, both of which will have lists of licensed & qualified
contractors. Additionally your local supply houses (lumber yards, Home
Depot, Lowe's etc.) will be glad to share names of their best customers
(contractors) with you. (top)

WHAT ABOUT MY FOUNDATION?
* Actual foundation specifications and design are contingent on your
specific site conditions/requirements and fall under your local
jurisdiction. Check with your building inspector. The modular may be
designed for a full concrete poured or block foundation, on piers, on a
crawlspace, on a pre-cast or wood foundation. The supplied drawings
will provide a foundation "foot-print" detailing the necessary
dimensions to assure a proper "set". You must have the foundation "sill
plate" properly installed and the lally columns / appropriate top
plates on site in anticipation of the "set".
* The set crew will generally cut and set the lally columns in place as
part of their service. The top/sill plate must be installed according
to local code requirements and we suggest a "double" plate. Factory
installed siding is set for a double plate unless we are advised
otherwise.
* Questions are often asked about the "spacing" of the lally columns as
provided on our suggested foundation drawing. Our drawing is provided
for the sole reason to provide a foundation footprint that is
dimensionally correct to fit your house (see the first comment in this
section). Lally column spacing as shown on our drawings are
"suggestive" only. Critical locations are at load bearing points,
maximum spacing generally not to exceed six feet. Actual spacing is
under the jurisdiction of the local building inspector. (top)

WHO "SETS" THE HOUSE ON THE FOUNDATION?
* An experienced crane and set crew must be retained locally to perform
this work (CD09). We can often assist you in this matter and require
that insurance and W-9 information be submitted to us for the crews
that you will be using. This is not difficult or unusual work and set
crews often travel great distances to perform this work. The crane
however should be "local". NOTE - Both the crane company and the set
crews must be licensed and carry the required insurance in order to
perform this work (This is a standard requirement in all States). NO
ONE OTHER than these are responsible once the boxes have been lifted
from the carriers and until properly set on your foundation.
* An allowance of $3,500 for the set crew and $1,600 for the crane per
day is a reasonable allowance for most house projects. Most houses will
be "set" in one day. Check with your Hallmark representative for a time
estimate opinion.
* You must have funds available to pay for these services on the day
the work is done unless an allowance has been included in your modular
cost sheet. In that case, we shall pay up to the allowance directly to
the crane or set crews or both. This is done for the buyers convenience
in facilitating these services since these individuals might rather
deal with a "company" than the retail customer.(top)

WHAT IS THE INITIAL PRICE FOR MY HOME BASED UPON?

  • The plans that you have selected
  • The applicable Hallmark Series Specifications (CD10)
  • Items shown on photos or renderings may not be included. The floor
    plan and standard specifications determine what is and what is not
    included.
  • The site location that you have specified is critical to the calculation of freight costs and sales tax.
  • The factory "modular product" delivered to the place you designate.
    All other products and services are outside of the manufacturers scope
    and responsibility. (top)


HOW LONG ARE PRICES FIRM?
In the past we have been able to hold firm estimates for as long as 120
days and prices were usually updated once a year. Recently however,
there is a trend by suppliers not to give quarterly or annual contracts
on purchases of lumber and other items such as windows, cabinets,
roofing, drywall etc.--virtually all have gone to a "surcharge" basis
assuming they are willing to project costs at all. As such we have been forced to make adjustments in the way we hold our
pricing firm. Until an actual order is placed, we are under no
obligation to hold prices firm. Prices given are "estimates" and NOT
quotes and subject to adjustment and/or confirmation at the time the
order is placed. Just like your bank is unable to protect your rate until you "lock in",
we also are unable to protect your price until you "lock in" with an
order. One major benefit you do have is that, unlike a site (stick) built home
were you purchase materials over an extended period of time and were
you may find increased costs each time you order more material, your
modular home price will remain firm once you have entered into a
contract and a delivery time is agreed upon. Thus far we have experienced cost increases at a rate of about 50% of
other methods of construction and will do all we can to continue to
protect you as far into the future as we are able. (top)

HOW DO I KNOW WHAT IT WILL COST ME TO FINISH MY HOUSE?
*The total cost will consist of...

  • Land acquisition.
  • Site preparation.
  • Foundation
  • Modular Units
  • Subsequent finishing of the Modular Units.
  • Financing costs & related fees.

*All of the above are closely linked to the geographic area that you
are building in and your choice of house plan. Local fees to perform
the above tasks may vary substantially. You may use our modular
trim-out estimate form as a guide as well as the task check list and
form (CD09) and (CD12). It remains your responsibility to verify these
costs locally. (top)

CAN I DO A MODULAR "ADDITION" TO MY EXISTING HOME?
The quick and simple answer is YES. But there are important
considerations that involve the structure, the site and the finances.
There are basically two types of additions. Each has its own unique
challenges and some that are in common. If you want to do a modular addition to your existing home you need to hire a local engineer to analyze...

  • Your existing home
  • Site access
  • Foundation design
  • How the units will mate - Will they in fact properly fit and provide
    for uncomplicated access from the existing house to the modular
    addition

Factory construction is based on approved systems, i.e. wall heights,
floor systems, ceiling and floor framing vs. standard site
construction. On a two story home, this alone can create a floor height
difference of 12"; other considerations, how will stairs and corridors
fit; etc. Such details are critical and cannot be guessed. Plans for additions
MUST provide all of the information/details by the buyer and their
engineer/designer and then we can give an opinion and cost. We will be
available to their designer to guide them along with modular
peculiarities.


1. Main or ground floor additions...

*Main/ground floor additions are generally less of a challenge than a second story addition. You must consider the following:

  • Is the existing structure square and are the walls plumb.
  • How will the roof lines blend - it is a good idea to offset the addition slightly for a straight addition.
  • How will the addition effect existing windows or doorways.
  • Modular units have 8 foot ceiling heights, will this work properly with the existing structure.


2. Second floor additions...

*Second floor additions present a greater challenge and require more on site coordination. You must:

  • Make sure that the existing structure is adequate to carry the additional load.
  • You will need an engineer to inspect the existing structure and provide
    detailed drawings for the addition. The drawings must be modular
    compatible.
  • You
    will need to strip the roof and reinforce as necessary. There is a
    difference in the work to be performed depending on the type of
    existing roof-truss or rafter.
  • Perimeter framing must be installed and capped with a sill plate to receive the modular.
  • Care must be taken to accurately locate the stair well.
  • You may need new bearing walls in the lower level and additional supports in the basement.
  • You must protect your house from the elements during the time between roof removal and modular setting.
  • If your existing structure does not provide a square and level platform, you might want to consider site construction.
  • If possible offset the second floor to provide an overhang on the second floor.


3. General considerations applicable to both types of additions...


* Your site must be accessible for the boxes and equipment (crane, etc)
necessary to set the boxes. Items such as trees, fences, walls, high
rises in the grade, paved areas, overhead wires, location of private
septic systems and underground pipes etc. might interfere with the work
or result in potential damage. The Manufacturer accepts no
responsibility for any damage to existing structures, utilities, and
landscapes etc...

* An accurate set of plans must be provided for manufacturing. Key
openings must be specified as they might be difficult to site adjust.
* You must consider the condition of your existing electric service, plumbing and heating, etc.
* You should have a local crane/set contractor visit the site to confirm accessibility.
* Does it make economic ($ dollar) sense to do the addition as a modular
? Often times depending on the size and complexity, it might be less
expensive to do an addition on site rather than modular. Small
additions may be penalized by the minimum per box charge and therefore
being more expensive. (top)

CAN I DO A MODULAR GARAGE?
* Some plans offer garages as either part of the "modular" or as a
"panelized" item. The total length of the house, including the garage,
should not exceed 70 feet if the garage and house are to be done as a
modular. Therefore if you subtract the size of the garage from 70 feet,
it gives you the maximum house dimension.
* Also, the "modular" garage must be in line with the house and cannot
be offset. If conditions are other than stated above, a panelized
garage can be supplied. This garage can be 22,24,26, or 27.5 feet in
depth (in line with the roof ridge) and as long as you want it. A two
car garage usually being 24 feet long, a three car 36 feet long, etc.
the roof line/pitch can be the same or vary from the house up to a
12/12 pitch offering a bonus room potential above the garage.
* Panelized garages will arrive on a flat bed and must be site
constructed. Often the base structure can be set up by the set crew but
roofing, wiring, insulation and drywall work is the responsibility of
the site contractor.
* NO, WE DO NOT DO GARAGES ONLY - THEY MUST BE ORDERED WITH A HOUSE.
* A "modular" garage requires temporary framing to strengthen the
structure during delivery and set. This temporary framing must be
removed after the set by the site contractor (NOT SET CREW). These
garages also come pre-wired, insulated and dry-walled for on site
completion.
* If you have a garage with a bonus room or dormers, additional site work is required to complete the garage.
* Garage doors and finish trim is NOT part of any garage package. (top)


On CAPE STYLE HOMES, IS THE UPSTAIRS FINISHED?

*The typical cape comes as a two box delivery. The roof is folded down
during delivery (Slide Show-Setting a Cape) and therefore NO finish
work in the upper level is possible from the factory.
* You can order a cape with front "A" dormers that are pre-fabricated
and set into place by the set crew and/or a partial/full shed rear
dormer which must be partially erected by the set crew. Both will
require additional on site finishing work. Provisions for plumbing and
electric to the upper level are made in the factory.
* After the roof is raised into place, the upper level will look like an
attic. The floor (first floor ceiling) is factory insulated and decking
is provided knee-wall to knee-wall. The open area between knee-walls is
usually about the width of the house less 10'.
* You can order a 4 box cape that will be similar to a 2 story model
but you will find that the 2 story is generally more economical. (top)


WHAT IF I WANT CENTRAL AIR OR HOT AIR HEAT-WHO WILL DO THIS?
* Obviously any ducting could at best only be partially installed at
the factory. Because of the folding roof system on all modular, any
ducting in the attic would be crushed. Likewise any ducting below the
floor framing would be crushed as the house sits on carriers during
delivery.
* Although some manufacturers say that they will provide this system,
they can only do so partially and the remainder has to be completed on
site. It makes NO SENSE to do this work partially in two places. In
order to avoid the inescapable problems of having two totally different
sources performing this work, we recommend that our plans be taken to a
qualified local system installer.
* Upon request we will accommodate any chase requirements per his
requirement and you will end up with a better and less costly system. (top)


WHAT IS THE DIFFERENCE BETWEEN A CATHEDRAL CEILING AND A VAULTED CEILING?
* CATHEDRAL CEILING provides for a slight, about 12 inch rise in the
ceiling center. Caution must be taken not to exceed the room span of
about 14 feet or the center beam will protrude into the room and defeat
the purpose of the ceiling. This type of ceiling is available on a 5/12
and 7/12 roof pitch only and is relatively inexpensive. The truss
employed is a scissors truss and the interior ceiling is mostly factory
finished.
* VAULTED CEILING follows the roof line and is available up to a 12/12
pitch roof. This type of ceiling is substantially more expensive
because of the use of laminated beams. After raising the roof, collar
ties will have to be installed and the temporary framing at the normal
ceiling height, may be removed. As you look up at this ceiling, you
will see only framing, similar to an attic. Any electric wiring,
insulation and drywall work, completing of interior walls past the 8'
limit, and exterior roofing will have to be completed on site. This
provides a very attractive interior space but does require additional
work. (top)


WHAT IS THE MAXIMUM CEILING HEIGHT?
The typical ceiling height is 8 feet. You may increase this to 9 feet
on any box that does not have a "flip" roof assembly attached to it,
such as the first floor of a two story home. You must use caution
however, as the extra height will require additional steps to the
second floor and this may cause the need to revise the stairs and take
away space from living areas. The "flip" roof assembly adds additional
height to the modules vs. a "non-roofed" module. Total transportation
height is limited to 13'6" from pavement to the top of the box
(includes carrier height). Any wall height above 8 feet on a roofed
module would exceed the legal height limit and therefore not be
"permitted" for transportation. Check with your Hallmark representative
for advise and other options. (top)


DO YOU INCLUDE OR SUPPLY PRODUCTS OR SERVICES SUCH AS HVAC, EXTERIOR ADD-ON, NON VINYL SIDING, FINISH FLOORING, APPLIANCES ETC.?
There are good reasons to limit what is done in the factory and not
engaging in product applications that are best handled on site. The
modular concept is to MINIMIZE the amount of on site work, not
eliminate it. You pay for these products regardless where they are
provided, we want you to get the best quality at the lowest cost and
experience has shown that items we do not normally furnish are much
easier to obtain at a lower net cost when purchased locally. Refer to
(CD12 - the end of the form under "Items Not Included"). (top)

WHAT ABOUT INSURANCE COVERAGE?
* THERE ARE THREE TYPES OF BASIC INSURANCE COVERAGE GENERALLY
APPLICABLE TO A CONSTRUCTION PROJECT, THEY ARE PROPERTY (COVERS DAMAGE
TO PROPERTY), LIABILITY (COVERS INJURY ON THE JOB SITE) WORKMAN'S COMP
(REQUIRED TO COVER EMPLOYEES). OTHER TYPES OF COVERAGE MAY BE REQUIRED
BY LAW OR BY YOUR BANK BUT WE WILL ADDRESS THE ABOVE ONLY. THERE ARE
ALSO SEVERAL CATEGORIES RELATING TO ON SITE ACTIVITY AND EACH WOULD
REQUIRE or PROVIDE DIFFERENT TYPES OF COVERAGE.

  1. MODULAR SUPPLIER: The Supplier sells a product and IS NOT engaged in
    any on site activity nor has any on site responsibility. The Supplier
    IS NOT a licensed contractor and MAY NOT engage in "on site"
    construction work. The Modular Supplier's role is the same in functions
    as any other product supplier, ex: appliances, automobiles, furniture,
    lumber from the lumber yard. They all supply a Product. You would not
    expect your lumber yard to deliver your lumber and then remain on site
    and have the responsibility to build your house. The Modular Supplier
    is a "sophisticated" lumber yard delivering a substantially completed
    product rather than piles of framing material, sheets of sheathing,
    drywall, nails etc. It is the responsibility of the Supplier to deliver
    their product. With the exception of applicable warrantees, the
    Supplier's responsibility is concluded upon delivery. NO INSURANCE IS
    PROVIDED BY or APPLICABLE TO or BY THE SUPPLIER.
  2. OWNER: The OWNER is the person/persons/organization in whose name
    the property title is held. The OWNER is responsible to carry any
    insurance required to protect the property, himself and the Bank from
    any damage or injury claims arising from any activity on the site.
    Usually law and the Bank will dictate the required coverage.
    Supplemental coverage should/may also be in place by any licensed
    contractors hired by the OWNER. The OWNER may act as the General
    Contractor, be a sub-contractor or simply hire others to perform all
    the work for him.
  3. CONTRACTORS: Any Contractors performing work on the site should be
    licensed and must have applicable insurance coverage that might
    include; General Liability. Property Damage, Workman's Comprehensive.
  4. SET CREW & CRANE OPERATORS: A Modular Home requires the services
    of a "set crew" and "crane operator" to properly set your Modular units
    on to the foundation. In some cases these may be the same but usually
    set crews travel and perform work in several states while crane
    services are retained more locally. Often the set crew will coordinate
    and retain the crane services. BOTH OF THESE SERVICES REQUIRE SPECIAL
    LICENSES AND INSURANCE COVERAGE SUPPLEMENTAL TO OTHER COVERAGE THAT
    MIGHT BE IN PLACE.


SUMMARY...

  • There is often confusion regarding insurance coverage. The
    SUPPLIER not having any site work responsibilities, not being licensed
    to perform such work, does not provide any insurance coverage after the
    product has been delivered. In simple terms, a stranger cannot purchase
    insurance coverage on your property, life, business, etc.
  • Insurance responsibilities might be summarized as follows:
  • The Modular Product during transportation to the site - Insured by SUPPLIER
  • The Property - includes the land and anything thereon (including the
    Modular once delivered) - Insured by the OWNER for both Property and
    Liability coverage.
  • The
    Modular Product during set - Additional insurance coverage provided by
    the Crane Company and the Set Crew. In essence they "own" the boxes
    while they are in the air and any damage would be their responsibility
    until the boxes sit on your foundation.
  • On Site Work - the
    OWNER'S policy would be supplemented by the appropriate and required
    coverage provided by on site contractors. The OWNER should request to
    be added to these policies as additional insured during the
    contractors' stay on site.
  • NOTE-We are not INSURANCE
    CONSULTANTS OR EXPERTS and therefore you should consult your own Agent,
    Bank or local applicable agency for your personal requirements. (top)


HOW AND WHEN IS MY HOUSE DELIVERED?
Your house is delivered in sections on steel carriers. When your house
is set upon the foundation the carriers remain and will be retrieved by
the Supplier at a convenient time, (see CD12, page 4 "CARRIERS").

It is important that you realize that we travel hundreds of miles
between the plant and individual building sites. Our deliveries must be
scheduled with each State that we pass through and transportation
permits must be obtained. We are restricted regarding times and days
that we may travel and then subject to traffic conditions, flat tires,
breakdowns, delays at weigh stations, etc. These considerations make it
impossible to schedule a set on the same day as delivery. Although we
make every attempt to deliver on time and generally do so, we cannot be
responsible for delays that are beyond our control. The normal process
would be to assume the set to be the day following delivery. Scheduling
is important as the crane and set crew are usually booked several weeks
in advance and if you miss your date, you may have to wait for an
opening in their schedule.

Form CD11 gives details regarding your site preparation--please pay
attention to these details. In the event your boxes have to be
delivered to a "hold site" and you need to move them over the road, you
will need a truck equipped with a pintle hook. A hydraulic pintle is
preferred, otherwise the carriers will require a jack to lift them unto
the hook. The carriers are equipped with a round "eye" type of hitch to
mate with the pintle hook. On site moving of carriers can be achieved
with a backhoe/dozer and a heavy chain. If you need to hire a truck for
the day of the set to move the boxes, contact your crane or set crew
with ample notice to see if they can assist. Check local resources like
the yellow pages and better business bureau for local truck companies.

Transport companies cannot stay more than "overnight" so your delivery
must be Monday through Thursday so that the set can be arranged for the
following day. There is an additional fee for this service payable to
the driver or we can include the fee in your contract. Also remember
that the fees included in our pricing are reasonable "ALLOWANCES" and
it is important that you confirm these prices since any "overage" is
the buyers' responsibility. (top)

WHO IS RESPONSIBLE FOR...?
Simply put these are the responsibility of the on site Contractor or you the Buyer, if you have taken on those responsibilities.

We have given you general information to help you understand your
responsibilities. Although a Modular is substantially completed when
delivered, there are still numerous preparation and completion tasks
that have to be undertaken by you. We refer you to forms CD09 and CD12
for more details.

Just about all of the site work is the same for a Modular as it is for
an on site built home. It is the actual construction of the home that
is generally less expensive, faster and of better quality when using a
Modular versus on site construction.

Since the manufacturer supplies a FOUNDATION DETAIL, we are often asked
if that will suffice for your Building Permit application. The answerer
in 99.9% of the cases is NO. It is not intended to be. The sole purpose
of the detail is to provide the dimensional information for the
exterior size of the foundation and to show where Lally columns have to
be placed based on the structure loadings.

All other criteria such as the type of foundation (block, poured
concrete, wood, crawl space, partially framed, etc.); vertical
configuration and drops, cellar stair information; water sealing;
insulation, slab information; location and number of windows; etc. ARE
NOT PROVIDED BY THE MANUFACTURER AS THE MANUFACTURER IS NEITHER ABLE TO
NOR ALLOWED TO SPECIFY THIS CRITERIA. These fall totally under your
local jurisdiction. You may need the services of a local engineer to
provide this information for your building inspector similarly to the
requirements of your site map, septic design and approval, etc. (top)

WHAT IS THE NORMAL TIMELINE FOR DELIVERY?
First of all you must remember that while your house is being built,
your on site construction activity should continue to take place.
Ideally there will be very little down time between you completing your
foundation and having your site ready and the delivery of your house.
Before you can start your on site work, you generally need a building
permit and to get a building permit, one of the elements/requirements
is "certified" modular plans. Certified plans are issued about 2-3
weeks AFTER YOU HAVE SIGNED OFF ON PRELIMINARY PLANS with NO further
changes.

Many people who are in an initial "rush" take weeks and sometimes
months to get to this point. Your order CANNOT be processed into
production until we have a complete order including Full Deposit, Bank
Assignment Letter, Jobsite Directions, All colors and selections, final
"certified" plans, etc. Only production can give dates and NOT until
they have a "completed" order. Until that time any dates are
speculative and subject to receipt of other "complete" orders.

There are 3 realities:

  1. Every plant has limited production capabilities and those are determined on reasonable order expectations;
  2. We do NOT have a crystal ball and we are unable to predict future order
    input as accurately as we would like. Any preliminary delivery
    projections are purely speculative;
  3. Although we try to maintain a 6-8 week delivery schedule for "standard"
    product orders, there are seasonal fluctuations that can be predicted.
    For example-The Late Fall period. Despite our best efforts to keep
    you advised and expedite your orders and tell you that delivery
    expectations may not materialize in the 4th quarter, the majority of
    "summer" orders are not consummated until the 4th quarter. Every
    manufacturer closes for the Holidays (Thanksgiving, Christmas, New
    Years and of course "Hunting Season"). This combined loss is about 4
    working weeks. This loss plus the combination of a large influx of last
    minute panic orders from people who have frankly not heeded our helpful
    warnings, result in orders placed in mid to late September receiving
    1st quarter delivery dates.


We are sharing this information in an effort to narrow the gap between
"expectations" and "reality". After over 30 years of experience,
despite our best efforts, people still let unrealistic expectations
into their project planning and this is not a good thing. We want to
serve you efficiently, respectfully, realistically but most of all
honestly. Regarding extra wide boxes (boxes that exceed 13'9" in depth) also refer to question number A3 above. We urge you to work closely with your representative and keep realistic
time schedules in mind. Refer also to form CD11 for further
information. (top)

WHAT ARE "SUPER LOADS" BOXES AND HOW WILL THEY AFFECT MY DELIVERY?
Modules / Boxes that exceed 13'9" in depth are considered "extra wide"
boxes or longer than 56 feet to certain areas regardless of width.
Delivery of such boxes especially into New England, may require special
permits beyond the normal over-size load permits. Some States have very
strict procedures regarding the transportation of such boxes. This
includes permit application times, police escort requirements, and days
/ times of delivery. These restrictions may affect our projected
delivery schedules. We make every attempt to deliver according to our
projected dates but deliveries are dependent on permits and if permits
are delayed then delivery is delayed. We understand that this makes it
difficult to plan on-site activity but it is a situation beyond our
control. If your home includes extra wide boxes we strongly recommend
that you allow at least two weeks between scheduled delivery dates and
on-site set dates. (top)

UP TO WHAT POINT CAN I MAKE CHANGES TO MY HOUSE PLANS WITHOUT INCURRING DELAYS?
You may, make as many changes to you PRELIMINARY plans as necessary to
make the plans exactly what you want them to be. Any changes you wish
to make must be submitted to us on form CD06A (which will be provided
to you) and such request dated. Once a change has been requested, you
may not make any further changes while you plan revisions are in
process. Once you receive your revised plans, you may make further
changes following the above procedure each time. The cost of up to 2
revisions to your original plan selection will be processed at no
additional charge, see for CD11, Para. 8. Each time you submit changes,
you should expect a minimum 3 week turn around time for each
re-submittal of plans to you for your further acceptance and sign off,
until you receive your desired results. No order can be released into production scheduling until we have a final sign off on plans without ANY changes.

Now what happens? Assuming that you have now submitted all of your
final information required for your order, see form CD11 for details,
and NO FURTHER CHANGES OF ANY KIND to your plans, a Production Release
is prepared by our office and submitted to "ENGINEERING".....not
Production. Final, detailed production plans are now prepared. These
plans include framing details; wiring details for each outlet, switch,
light, etc.; plumbing details; heating details; etc. etc. etc.--- These
plans serve several purposes, including the basis for the purchase of
materials for your custom home and eventual release into production.

ONCE ALL OF THESE DOCUMENTS HAVE BEEN RELEASED, NO FURTHER CHANGES CAN BE MADE WITHOUT INCURRING ADDITIONAL COSTS AND DELAYS!

Yes, you can make further changes BUT all of these documents have to be
pulled, revised and re-processed. This WILL delay your project and
result in additional costs, especially if your revisions require
re-certification of your plans. (top)

What is included in the price provided by Hallmark Homes?
This is one of the most frequently asked questions and originates from
the confusion about buying your Modular Home direct from a Supplier,
like Hallmark Homes, Inc. versus what is known as a local
"Builder/Dealer" engaged in both selling a modular and acting as a
contractor. A detailed answer is available on our form CD12. We shall
try to give you a condensed version of the answer plus some additional
information.

Some local "Builder/Dealers" may provide you with what is known as a
"turn-key" service and price. These "Builder/Dealers" are usually
re-sellers who combine the modular product plus the services of favored
local sub-contractors (sometimes combined with limited direct services)
to provide this "turn-key" service.

It is obvious that you are contracting with this Builder/Dealer for
such a service. The "Builder/Dealers" will coordinate all of theses
activities for an obvious fee above the direct cost of the products and
services involved, (mark-up). You are now limited in your choices since
there are far fewer "Builder/Dealers" than typical local contractors
engaged in home construction. You are also stuck with sub-contractors
of unknown reputation. There is NO mystery in completing a modular home
since this completion work is far less involved than "stick-site
building" that same house.

Hallmark Homes, Inc. does not engage in any "on-site" activity. Like a
lumber yard, we provide a "Product", the modular. However, being far
more complete than mere deliveries of framing lumber and other
materials as delivered from the lumber yard, we make your project far
less difficult, less risky, less expensive, deliver on budget and
enhance the overall final quality of the home.

YOU HAVE THREE CHOICES:

  1. BUY DIRECT AND ACT AS CONTRACTOR: Do I want to buy my Modular direct
    from the Supplier and act as my own Contractor/Coordinator and hire my
    own sub-contractors for the remaining work? (NOTE: some States may
    require you to retain the services of a licensed contractor for ANY
    construction project but you may still be able to hire sub-contractors
    of your choice, thus saving money) or,
  2. BUY MY MODULAR DIRECT BUT STILL DESIRE A TURN KEY: Do I want to buy
    my Modular direct but still have a "turn-key" project? In this case you
    have to hire a contractor but your choices are greatly improved since
    you are not locked into the limited number of "Builder/Dealers" and
    their favored sub-contractors.
  3. DO I WANT TO TURN ALL OF MY PURCHASING AND SITE ACTIVITY CHOICES
    OVER TO A "Builder/Dealer"? Do I want to just deal with a limited
    number of local "Builder/Dealers" and place my project totally in to
    their hands? In this case I am hiring the "Builder/Dealers" to act on
    my behalf and realize my choices may be limited and I will most likely
    pay more for my project.



WHAT ARE THE BENEFITS or NEGATIVES REGARDING THE ABOVE THREE CHOICES?
CHOICE #1:
*You have total control in acting directly with the Supplier during the
critical design and purchasing phase of your home. You avoid extra
mark-ups by eliminating another party.
* You will follow the most logical and cost effective program for your
project: design home, have final plans, get final cost of modular, use
plans to obtain timely quotes for the rest of the work, use plans to
satisfy bank requirements, etc.
* You have total control in selecting sub-contractors on a competitive and time available basis.
* You will coordinate the delivery of your modular home with the progress schedule of your on site activity.
* You have direct access to the Supplier after your home is delivered for any questions and, if needed, warranty assistance.

CHOICE #2:
*Same as under Choice #1 but you must retain a local contractor for the remaining work.

CHOICE #3:
*You MUST make a choice regarding all of your work, modular, site work
and completion work, months before you actually start your project.
* You give much of the control of the project to one of the limited number of "Builder/Dealers" in your area.
* You will most likely loose control over selecting known, good reputation, sub-contractors.
* You will most likely have greater problems, delays and perhaps
errors, during the design phase of your home since the "Builder/Dealer"
will have to work with a Supplier thus inserting an additional party
into the mix. Generally we at Hallmark are available during normal
office hours where it may take several days to coordinate conversations
through a builder that is usually on work sites.
* You will most likely be competing with other projects that the "Builder/Dealer" has going.
*You will most likely pay an additional mark-up on you modular. There
is nothing wrong with the "Builder/Dealer" marking up the Modular since
he has responsibility during the design and purchasing phases, but this
may cost thousands of extra dollars.
*You are loosing the services and advice of our (Hallmark's) 30 plus
years of modular experience. Make sure your "Builder/Dealer" is of good
reputation, licensed and insured - check with the local BBB and
Builder's Association.
* You are accepting the Warranty of you local "Builder/Dealer" rather than that of the Manufacturer.
* HOWEVER you may only have to deal with the "Builder/Dealers", although this may be more difficult than you assume.

*Our Preliminary Price...Our Contract Price...is based on some general assumptions and current material cost. This
"preliminary price" includes the model based on our standard
specifications and typical allowances for freight, taxes, set crew and
crane expenses as stated on our web site. ALL of these prices are
subject to adjustment based on your ultimate house modifications,
actual site location (mileage), specific state tax and projected
delivery schedule. Your set crew and crane allowance may also fluctuate
based on your actual geographic location and specific site conditions.

We can provide a "preliminary price" that can be adjusted for minor
customization with your sales representative and a revised "estimate"
provided by him. A final price will require a request for preliminary
custom plans, see form K-06, plan order form. Your updated "quote" will
be based on those plans. Once your have made all of the changes and
signed off on the plans, a final "certified" set of plans will be
provided and also serve as the basis for your "contract price".

READ BELOW ABOUT WHAT IS NOT INCLUDED...
is the final price for your house, including all of your modifications,
freight and tax. The set and crane may still fluctuate from the
allowance and any difference remains your responsibility.

Please understand again that Hallmark does NOT engage in any on site
activity (site work, wells, septic systems, clearing of land, finding
land, foundations, sill plates and lally columns, exterior or interior
finish work usually referred to as button up or trim-out work, final
plumbing-heating or electrical work, etc.) nor do we make
recommendations regarding local sub-contractors. You can readily find
qualified sub-contractors by checking with your local BBB, Builders
Association, Lumber Yards and Supply Houses. We are your MODULAR HOME
SUPPLIER.

READ BELOW ABOUT WHAT IS NOT INCLUDED...
Since we are your Modular Home Supplier and we support customers over a large geographic area we focus ONLY on what we do best. We are NOT responsible for the following aspects of your project...

  • Finding land for you to build on
  • Clearing and preparing the land for you to build on
  • Building your foundation to support your new home
  • Building a well and/or septic system to support your new home
  • Mechanical components (and installation) of your heating and cooling system - however we can coordinate with your heating and cooling contractor as we develop your final plans to accommodate any system you are contemplating. And don't forget that we do provide base board heating units that you can keep or deduct from the part of your project that we are responsible for. (see STANDARD SPECIFICATIONS).
  • Appliances - ou are far better off in terms of cost and variety if
    you source all your appliances from your local appliance store. We can
    accommodate any special dimensions that you provide in our kitchen
    cabinet plans. If you want us to include an "allowance" for appliances
    in your price just let us know what you want and we will include it.
  • Finish flooring (carpet, vinyl, tile, wood etc.)‾You are far better
    off in terms of cost, variety AND appearance if you source
    all your finish flooring from a local vendor. Consider the fact that if
    we were to install your final floor at our factory you would have an
    unsightly seam where the modules come together. Better to place your
    final floor after the house is set on your foundation. If you want us
    to include an "allowance" for flooring products in your price just let
    us know what you want and we will include it.
  • Minor exterior and interior finish work - We will substantially
    complete your home in our factory. Your local finish contractor will
    need to do some minor, cosmetic work around the house depending on the
    plan. For instance the seam where the modules come together inside the
    home will need to be completed. A plumber and electrician will need to
    devote a few hours to connect your new home to the local utilities.
  • What ever is practical to do in our plant we will do but for simple
    practical reasons we may need to "ship lose" for local installation
    some part or all of the following... Vinyl siding (if you are having us source that for you). We can't side the whole house at our factory. Only the non-gable ends and only the first floor. Roof shingles (if you are having us source that for you). We will apply as much of your roof shingles as is practical. Some roof designs are best left for your local finish contractor to apply.
  • Study the detailed project check list we have provided on our site HERE.
  • Exterior and Interior finish work: YOU and your plan choice will
    determine the extent of factory completion of your home and hence the
    amount of on site finish work that will be required. Your local
    contractors will need to perform the following items as a minimum: complete siding/roofing work and work associated with special add on items like dormers, bump outs, etc.;
  • complete interior mating wall trim out; complete all plumbing connections, electrical connections and heating system.(top)