Process of Building a Prefab Home in London
Discover the complete process of building a prefab home in London, Ontario — from design to move-in.
Find expert tips, timelines, and local insights.
🏠 Process of Building a Prefab Home in London: Step-by-Step Guide
A Modular Home (prefab house) in London is factory‑built to Ontario Building Code (OBC) standards—often CSA A277—then delivered and assembled on a local foundation.
You’ll set a budget, select a design, secure permits from the City of London, complete site work, schedule factory production, crane‑set the modules, finish onsite tie‑ins, pass final inspections, and move in.
Expect separate ESA electrical permits, HCRA‑licensed builders, and City review timelines (often 10 business days for a single dwelling when the application is complete).
Why prefab homes London?
Modular Construction can compress schedules by running factory fabrication and site prep in parallel.
This Ontario guide explains how this overlap cuts delays versus traditional site‑built homes.
📝 Step 1 – How to Plan and Budget for a Prefab Home in London, Ontario
Set Your Total Budget for a Prefab Home in London, Ontario
When planning your modular home project, calculate all costs upfront to avoid surprises:
Land acquisition (or site survey for existing lot)
Design fees for floor plans and engineering
Permit fees (City of London building permit + ESA electrical permit)
Site preparation: grading, excavation, and foundation construction
Delivery and crane costs for setting modules in place
Utility connections: water, sewer/septic, hydro, gas
Contingency fund: 10–15% of your budget for unexpected expenses
Secure Financing Early
Many Ontario lenders offer build or draw mortgages for modular construction. Ask about:
Progress draw schedules
Required documents: construction drawings, signed contract
Proof of HCRA licensing and Tarion warranty coverage from your builder
Choose a Qualified, Licensed Home Builder
In Ontario, all new-home builders must:
Be licensed by the Home Construction Regulatory Authority (HCRA)
Provide a Tarion-backed warranty on your new home
Appear in the Ontario Builder Directory for verification
💡 Read our expert guide on the mistakes to avoid when buying a prefab home in London, Ontario — backed by local building regulations, cost insights, and professional builder advice.
Trust Check Before You Sign
Confirm the builder’s HCRA license and Tarion enrollment
Keep copies of all construction drawings, signed contracts, and schedule of allowances
Verify that your plans meet the Ontario Building Code and local zoning requirements
📐 Step 2 – How to Choose Floor Plans and Specifications for Your Prefab Home in London, Ontario
When designing your modular or prefabricated home, consider these key factors:
Model Home vs. Custom Home
Model Home: Pre-designed floor plans that speed delivery and simplify the approval process—ideal for tight timelines or budget-conscious buyers.
Custom Home: Fully tailored layouts that maximize your lifestyle fit and potential resale value, but require additional design and permitting time.
Layout & Square Footage
Balance bedroom count, living room flow, storage space, and accessibility features.
Choose a square footage that meets your current needs while considering future family or resale requirements.
Light & Views
Incorporate large windows, ceiling windows, and strategic natural light placement to enhance interior design and reduce reliance on artificial lighting.
Position windows to take advantage of privacy, sunlight, and scenic views.
Energy Efficiency
Factory-built modular homes often achieve tighter building envelopes, reducing air leakage and improving insulation performance.
Consider high-performance glazing and energy-efficient HVAC systems for long-term cost savings.
Building Code Compliance
All designs must meet the Ontario Building Code (OBC) and local City of London zoning requirements.
If modules are CSA A277 certified, they are manufactured under a verified quality program with in-plant inspections to ensure compliance with the OBC at your London installation site.
🏘️ Understanding the broader differences between Prefab Homes vs. Traditional Homes in London can help you set realistic expectations for budget, timelines, and design flexibility.
📄 Step 3 – How to Get Permits and Local Approvals for Modular Homes in London, Ontario
When building a prefab (modular) home in London, there are two essential approvals before construction.
Building Permit – City of London
Covers foundation, site preparation, and installation of your prefab home.
Submit a complete application with:
Scaled floor plans and elevations
Site plan showing setbacks and lot coverage
Required forms (e.g., Schedule 1 Designer Information Form)
Review timelines: ~10 business days for a single dwelling, ~15 for multi-unit once complete.
For off-site fabrication and on-site installation, follow City guidance for modular homes to ensure OBC compliance.
2024 OBC transition: Confirm which Ontario Building Code version your drawings follow before submission to avoid re-approval delays.
Electrical Notification/Permit – Electrical Safety Authority (ESA)
Separate from the building permit—required for most electrical work.
Must be taken out by a Licensed Electrical Contractor.
Covers all electrical hookups and onsite wiring for your modular home.
🧩 Expert Tip:
Submit applications early, ensure drawings are complete and code-compliant, and coordinate your factory build schedule with the City’s review period. This helps avoid costly crane idle time and project delays.
🚜 Step 4 – How to Prepare Your Site for Modular Home Construction in London, Ontario
Before your modular home arrives from the factory, your building site must be fully prepared to meet City of London permit conditions and Ontario Building Code requirements.
Zoning, Grading, and Servicing
Confirm your property is zoned for residential modular construction.
Arrange water and sewer connections (or plan for well/septic in rural areas).
Ensure hydro and gas services are available and accessible.
Provide a driveway and clear site access for heavy transport trucks and cranes delivering your modules.
Foundation Construction
Choose a slab-on-grade, crawl space, or full basement based on your floor plan and site conditions.
Engineer the foundation to handle module loads, anchorage requirements, and Ontario snow and wind loads.
Coordinate with your builder to ensure accurate foundation dimensions for a seamless crane set.
City Inspections
London building officials will inspect foundation, grading, and on-site installation as outlined in your approved building permit.
All deficiencies must be corrected before moving to the next construction stage.
💬 Pro Tip: Schedule your foundation inspection early to keep your project aligned with your factory production timeline—delays in site prep can postpone delivery dates and increase costs.
🏭 Step 5 – How Modular Homes Are Built in a Factory-Controlled Environment
In a climate-controlled factory environment, your modular home’s external walls, timber frame, and interior finishes are built under a documented quality management system.
CSA A277 Certification & Code Compliance
If the manufacturing plant is CSA A277 certified, it operates under an accredited inspection program.
An independent third-party auditor verifies that each module meets the Ontario Building Code (OBC) and any local City of London installation requirements.
This process ensures consistent construction standards from start to finish.
Key Benefits of Factory Construction
Weather Protection: Indoor assembly eliminates delays from rain, snow, or extreme temperatures.
Quality Materials: Building materials are stored and handled in optimal conditions, reducing damage and waste.
Energy Efficiency: Precision manufacturing produces tighter building envelopes, reducing drafts and improving insulation performance.
Construction Speed: Factory work can proceed in parallel with on-site foundation preparation, shortening the overall project timeline.
Consistent Quality: Repeatable processes and quality controls ensure every section meets exacting standards.
💡 Pro Tip: Ask your builder for a factory tour—it’s an excellent way to see your future home being built and verify the plant’s quality practices.
🚚 Step 6 – How a Modular Home Is Delivered, Crane-Set, and Finished On-Site
Once your modular home leaves the factory, the on-site assembly process begins.
This stage requires precise coordination between the builder, crane operator, and local inspectors.
Transport & Crane Setting
Modules are delivered by specialized transport trucks.
A crane places each module onto the prepared foundation, ensuring proper alignment and anchorage.
Roof sections and siding are installed immediately to protect the structure from weather exposure.
Interior joins between modules are finished to create a seamless look and maintain structural integrity.
Utility Tie-Ins
Licensed trades complete plumbing, HVAC, and electrical connections according to the Ontario Building Code (OBC).
Electrical work requires an ESA (Electrical Safety Authority) permit and inspection.
The City of London conducts on-site inspections to confirm code compliance before moving to the final stage.
Accessory Structures
Decks, porches, steps, and other exterior features must meet OBC requirements.
These structures must be included in your original permit package to avoid additional approval delays.
🎯 Pro Tip: Schedule your ESA inspection and City of London building inspection in advance to keep your project timeline on track—last-minute bookings can lead to costly crane downtime.
✅ Step 7 – Final Inspections, Occupancy Permit, and Move-In for Your Prefab Home in London, Ontario
Before you can move into your new prefab home in London, it must pass all final inspections to confirm compliance with the Ontario Building Code (OBC) and safety regulations.
ESA Final Electrical Inspection
A licensed electrical contractor schedules the final Electrical Safety Authority (ESA) inspection.
The inspector verifies that all electrical work meets Ontario Electrical Code standards.
Any deficiencies must be corrected before the ESA can issue final clearance.
City of London Final Inspection
Building officials review the completed home to ensure all structural, mechanical, and safety systems meet OBC requirements.
This inspection includes checking foundation stability, weather sealing, and utility connections.
Once approved, the City issues an Occupancy Permit, allowing you to legally move in.
Move-In Day
After receiving your occupancy permit, you can bring in furnishings and start enjoying your new modular home.
Keep all inspection reports, permits, and compliance documents for your records—they are valuable for resale and warranty claims.
📌 Pro Tip: Schedule your ESA and City inspections early to align with your project’s completion date. Delays in these approvals can push back your move-in timeline.
⚠️ Common Challenges When Building a Prefab Home in London, Ontario (and How to Avoid Them)
Permit delays: Submit a complete package; mark the OBC version on drawings during transition periods.
Weather windows: Factory work isn’t weather‑sensitive, but foundations, transport, and crane days are—pad the schedule.
Change orders: Lock specs before factory release to avoid re‑engineering costs.
Utility coordination: Start with service locates and book ESA and utility appointments early.
🔍 Looking for trusted builders and design ideas? Our in-depth resource on prefab homes London covers everything from budgeting to move-in.
✨ Get Started With the Process of Building a Prefab Home in London
Ready to build your own prefab home in London, Ontario?
To get started with the prefab process, simply book a free consultation or call us directly.
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❓ FAQ: The Process of Building a Prefab Home in London
What is the process of building a prefab home in London, Ontario?
The process includes design and planning, factory manufacturing, site preparation, delivery and assembly, and final inspections. In London, you’ll select a floor plan, secure permits from the City and the Electrical Safety Authority, prepare your lot and foundation, have the modules built in a climate-controlled facility, then assembled on-site with cranes, finished, and inspected before move-in.
How long does it take to build a prefab home?
Most prefab homes in London take 6–9 months from design to move-in—about half the time of traditional site-built homes. Factory production and site work often run in parallel, reducing delays.
What are the disadvantages of prefabricated homes?
Disadvantages include limited last-minute design changes, transportation size limits, and the need for a suitable lot with permits in place before manufacturing starts.
What is the downside of modular homes?
Some buyers still have misconceptions about modular resale value, and financing may require extra documentation, such as proof of builder licensing and Tarion warranty coverage.
Can I get the process of building a prefab home in London as a PDF?
Yes. Many London builders provide downloadable PDFs with step-by-step guides, design options, and permit checklists.
Are there prefab homes for sale in London, Ontario?
Yes. Options include move-in-ready modular homes and new builds scheduled for delivery. Check MLS listings or contact local modular builders.
Are prefab cottages available in Ontario?
Yes. Ontario manufacturers offer prefab cottages for seasonal or year-round use, with delivery available across the province, including Northern Ontario.
What’s the difference between prefab homes in London and Northern Ontario?
London builds typically connect to municipal services and have easier site access, while Northern Ontario builds often require septic systems, off-grid options, and special transport logistics.
Where can I find modular homes in London?
HCRA-licensed modular home builders in London include My Own Cottage, Royal Homes, Guildcrest Homes, and local custom modular contractors.
Advantages of prefab homes in London
They’re faster to build, more cost-efficient, and offer consistent quality, better energy efficiency, and flexible designs for different lifestyles.