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Home › Volumetric Modulars › Process

From Site Analysis
to Move-In

You are the owner-builder. EpicMod supplies the engineering drawings, manufactures your home, and ships it; your dealer or your own trades set it on the foundation. Six clear steps take you from site analysis to move-in day.

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Practical & Streamlined

Transparent from
Day One

Fixed package pricing and a factory-finished module remove most of what makes building your own home hard: sequencing, weather, and trade coordination inside the walls. Whether you’re adding an ADU or building a primary home, the process is the same: clear steps, no surprises, and you stay in control as the owner-builder.

6
Simple Steps
10–12
Weeks Post-Order
OBC
Compliant Always
Free Site Analysis

This is the process for volumetric modulars. Panelized framing works differently: you supply the drawings, and the panels are assembled on site by the dealer’s crew or your own. See the panelized framing process.

Who Does What

You Are the Owner-Builder

You
  • Own the land and hold the building permit
  • Act as general contractor: hire and direct the trades, or hire a project manager
  • Need no builder’s licence, because you are building for your own use on your own land
EpicMod
  • A manufacturer and wholesaler, never your builder
  • Builds your module in the factory, supplies the engineering drawing set, ships it
  • Invoices through your regional dealer, or directly where no dealer is appointed yet
Your trades
  • Excavation, foundation, servicing, hydro, crane and tie-ins
  • Set the module on the prepared foundation once it arrives
  • Your dealer’s crew can take this on, or you hire the trades yourself

Two things to know before you sign. Owner-built homes are not covered by Tarion; at permit you sign the owner-acting-as-general-contractor exemption. And Ontario’s HST rebate is claimed after completion, so you pay the HST up front and recover it by filing, provided the home is the primary residence of you or a relation. Read the owner-builder guide, then check your permit deadline.

01
Free · No obligation

Site Analysis & Model Selection

Upload your property survey or provide your site address on any product page. Your EpicMod dealer reviews lot dimensions, setbacks, zoning bylaws, and utility access to determine which EpicMod models suit your property. Where no dealer is yet appointed for your area, EpicMod arranges the review directly. The service is complimentary and carries no obligation to proceed.

Free of charge No obligation Reply within 1 business day
02
Personalise

Model & Feature Selection

Once we’ve confirmed which models are suitable for your lot, you select your preferred model and personalise your finishes from the Feature List — exterior cladding, siding colour, roofing, flooring, cabinets, countertops, fixtures, and more. All standard Feature List options are included in your package price at no extra charge. Upgrade options are available for an additional fee.

Interior finishes Exterior finishes No extra cost (standard options)
03
Commitment

Deposit & Permit Application

Once the model and finishes are confirmed, a deposit is paid toward the purchase of your chosen package. EpicMod then prepares the engineering drawing set that goes into your permit package: architectural and structural drawings for an exterior-finished shell, plus mechanical and electrical for a fully finished unit. You or your consultant submit the permit application to your municipality; EpicMod does not submit it on your behalf. As owner-builder you also sign your municipality’s Tarion “owner acting as general contractor” exemption form with the application, confirming you are building for your own use and are not a vendor or builder. If you are counting on Ontario’s HST rebate, physical work on the land must begin by March 31, 2027, so the permit date matters.

04
Concurrent

Factory Build & Site Preparation

Factory manufacturing and site preparation run at the same time, with site work on your land starting once your permit is issued. This parallel process is the core of EpicMod’s speed advantage — while the module is being precision-built in our climate-controlled facility, your foundation and site services (excavation, concrete work, utility service connections, grading) are being built on your property by the site contractor you hire and direct as owner-builder. Where EpicMod or your dealer quotes foundation or servicing work, that crew works as one of your trades, not as your builder. Total delivery time is 10–12 weeks after your order is confirmed.

10–12 weeks post-order

Factory build and site work happen simultaneously to compress your timeline.

05
On-Site

Delivery, Setting & Inspection

The completed module is shipped to your property. Your EpicMod dealer, or your own trades, unload and set it on the prepared foundation. Final utility connections from the module to your site services are completed by your licensed trades. Municipal inspections are then conducted, and the final walkthrough is carried out. Inspection pass and pre-occupancy construction cleaning are included in applicable packages.

06
The End Goal

Occupancy & Move-In

With your occupancy permit issued and inspection passed, it’s time to move in. The factory-built module carries EpicMod’s 2-year structural warranty and was built by a team with close to 40 years of construction experience in Ontario. As an owner-built home it is not enrolled with Tarion; that is the trade you make for building it yourself.

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Common Questions

Process FAQs

No — because we don’t know what type of foundation you will have for the build, the permit application is submitted by you or your contractor to your municipality. However, EpicMod will provide the engineering drawings at no extra cost — architectural and structural for an exterior-finished shell, plus mechanical and electrical for a fully finished unit — which you include in your permit application package. These drawings are prepared to Ontario Building Code standards and are accepted by all Ontario municipalities.
Our pre-designed floor plans are fixed to maintain factory efficiency and cost certainty. However, you have extensive personalisation options through the Feature List for all interior and exterior finishes at no extra cost. Custom footprints and configurations are available on request — contact us to discuss.
EpicMod accepts deposits and instalment payments throughout the build process. Specific payment schedule details are provided during the quote and agreement stage. Please contact us directly to discuss payment terms for your project.
Modular homes are built in a climate-controlled factory environment to the same codes as site-built homes, then delivered and assembled on your lot. This means tighter tolerances, no weather-related delays, consistent quality, and up to 50% shorter construction timelines. All EpicMod structures comply with the Ontario Building Code and pass the same municipal inspections as any site-built home.
Yes. As of May 2026, EpicMod homes are eligible for CMHC Prefab Plus — Canada’s new insured mortgage program for factory-built homes. Homebuyers can purchase with a minimum 5% down payment and receive funds in up to four staged draws as construction milestones are met. The first draw covers site acquisition and preparation; the second covers delivery and installation — which maps directly to EpicMod’s process steps 4 and 5. All EpicMod models are OBC-compliant and meet CMHC eligibility requirements.
Yes — two significant ones. First, Ontario Regulation 332/12 exempts detached garden suites under 100 square metres from municipal development charges, saving Ontario homeowners $20,000 to $40,000 depending on the municipality. EpicMod’s compact ADU models all fall under this threshold. Second, under Bill 23 (More Homes Built Faster Act), most Ontario residential lots can add a garden suite as-of-right — no rezoning application required.
You are. Building a home for your own use on land you own makes you an owner-builder, and no HCRA licence is required for that. EpicMod is the manufacturer: it supplies the engineering drawing set, builds the module, and ships it to your site. It does not do the site work and does not set the module; your dealer or your own trades do that.
No. Owner-built homes are not eligible for warranty coverage under the Ontario New Home Warranties Plan Act, and when you apply for your permit you sign your municipality’s Tarion “owner acting as general contractor” exemption form to confirm that. What you do get is EpicMod’s 2-year structural warranty on the factory-built module, plus whatever warranties your trades provide on their own work.
Yes, if the home will be the primary residence of you or a relation, physical work on the land begins by March 31, 2027, and the home is substantially complete before 2030. Owner-builders claim on forms GST191 and RC7191-ON after completion, covering every construction cost that carried HST, including the dealer’s invoice, site contractors, materials, and professional fees. You pay the HST up front and recover it after filing. The rebate calculator gives you the permit deadline for your municipality and an estimate; confirm with your accountant before signing anything.
Ready?

Let’s Build Together

Dealers ordering from 10 volumetric units a year get wholesale pricing, full engineering, and a supply of factory-built units on this same proven process. Homeowners welcome too.

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