Expert: Bruce E. Johnson - 4/28/2009

Question
QUESTION: Hi Bruce,
We have a 2002 modular home on a foundation. We want to add a 12x12 bedroom to the back of it where the sliding glass door is. We have priced it twice and it is between $15,000 and $17,000 to do it. Of course we do not have that kind of money, but in talking to several people we can get help with a lot of things. My husband's concern in attaching it to the house. How do you do that and is it any different than a stick built home? Do you have any suggestions on money saving tips on materials, etc for the room addition?

ANSWER: Hi Shannon, modular homes are built just like stick framed homes in most cases.  They use regular sized studs spaced at 16" on center just like stick frame.  Nothing too complicated about connecting the new to the old. It's just like if you had built the room on the house when it was built.  You  add a stud in the old wall to give you backing for the end stud of the new wall to be nailed to or you can add bridging blocks between wall studs to give you a method for attachment. Generally speaking, most modulars have plywood siding on the exterior that you will want to remove after the addition is built.  With the exterior skin removed you can add studs to the existing wall where you want and add a header for the door.  100 dollars a square foot is about right if someone else does the work.
The roof tie in is just as simple, a sleeper is laid across the valley line and your valley framing is nailed to the sleeper which is nailed to the trusses of the modular..trusses are used on the new addition..you can get the trusses along with pre cut valley set. The foundation of the new addition should probably match the existing modular foundation.I hope this information helps feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com

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QUESTION: So it is not impossible for us to try to do it by ourself? Do you have any suggestions on money saving tips? As far as materials, windows, etc.?
Thank you for answering so promptly. Of course I know nothing about construction so I am going to take your answer home and let my husband review it, he knows people that can help him do this.

Answer
Hi again Shannon, T-111 plywood siding on the exterior, simple single hung aluminum fin windows will help keep the cost down.  The rest is basic 2x4 framing as described in my previous answer.  Anyone who has framed a wall or built a roof can help your hubby do this project.I hope this information helps feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com