Site preparation for a modular home in Adelaide

Modular home foundations are typically designed by the manufacturer to match the specific module dimensions and load points. Common types include concrete strip footings with steel piers, raft slabs, or pier and beam systems.

The foundation drawings show exact locations of anchor points where the modules will connect to the foundation. Tolerances are typically ±10mm. Any deviation makes module installation difficult.

On sloping sites, the foundation may include stepped or split-level detailing to match the slope. Discuss with the manufacturer whether this is within their standard offering or requires custom engineering.

The foundation contractor should ideally have experience with modular foundations. Building the foundation to tighter than usual tolerances is more critical for modular than for traditional builds.

All site services must be roughed in to specific locations before module delivery. This includes: water supply from the meter to the point of entry to the module; sewer connection from the module to the street main; stormwater from the roof line to the site discharge point; electrical connection from the meter to the module; and NBN or telecoms termination point.

The manufacturer provides drawings showing where each service must terminate. These locations correspond to the connection points on the module itself.

The services rough-in must be complete and tested before delivery day. Once modules are in place, retrofit or correction of services becomes significantly more expensive.

For gas connections, the current 2026 practice for new Adelaide builds increasingly excludes gas. Confirm with the manufacturer whether the module includes any gas provisions and coordinate accordingly.

Site access for the delivery truck and crane is a hard requirement. Confirm at design stage that the site can be reached.

The truck route: from the nearest arterial road to the site, with clearance for the module width and height on all roads and driveway. Powerlines, bridges, roundabouts, and low-hanging trees all need to be checked.

The crane setup location: adjacent to the site with stable ground for the crane outriggers, clear airspace above the delivery zone, and reachability of every module setpoint.

Some sites in the Adelaide Hills, tight infill blocks, and remote or rural properties are not accessible for standard modular delivery. Alternative approaches include smaller modules (which reduce transport width) or partial modular (some sections built on site).

Council approvals for a modular home include the standard planning consent and building consent that apply to any new home in South Australia. Modular construction methods do not exempt any project from council approval.

Additional permits may be required for delivery day: a road use permit for the module transport, a temporary occupation permit for the crane, and any road closure permit if required.

The manufacturer typically manages these delivery-day permits as part of their contract. Confirm this in writing at contract stage; the coordination between council, transport operator, crane operator, and modular manufacturer is complex and can fall between roles if not managed clearly.

Before the modules leave the factory, a pre-delivery inspection confirms site readiness. This typically involves the site supervisor and the manufacturer representative walking the site to verify: foundation completed and level; services roughed in and tested; access route clear; crane position accessible; and any temporary hoardings or fencing in place.

Any issues identified at the pre-delivery inspection must be resolved before delivery is scheduled. Delaying delivery is far cheaper than delivering to an unprepared site and dealing with the consequences.

Once the pre-delivery inspection is signed off, the factory releases the modules for transport. Delivery scheduling is confirmed with all parties: transport operator, crane, site team, council if required, and the property owner.

On the day before delivery, a final site check confirms nothing has changed since the pre-delivery inspection. Weather forecast is checked; delivery may be rescheduled if severe weather is forecast.