The Modular Match quiz scores all 29 General Coach floor plans against seven inputs. Each one shifts the shortlist in a real way, and each one is worth thinking through before (or after) the quiz ranks the models for you. Here's how to think about each dimension on its own — and where the trade-offs sit.
1. Use case — what the home is actually for
Full-time residence, cottage or seasonal home, retirement downsizing, or rental investment. Each of these shifts the priority order on every other dimension. A cottage cares about lake-facing orientation, vaulted ceilings, and the year-round insulation package. A retirement build cares about single-floor living, barrier-free showers, and grab-bar blocking. A rental cares about durable finishes, efficient bed/bath ratio, and rentability of the floor plan in the local market. Same product, four different shortlists.
2. Audience — who lives there
A couple downsizing has different needs than a family of four, which is different again from a multi-generational household. Audience drives bedroom count, bathroom count, and whether you'll value separate living spaces (a den or flex room) or maximize the great room. It also affects accessibility priorities — a single buyer in their 60s thinks about aging-in-place differently than parents with two young kids.
3. Bedrooms — how many you actually need
The single biggest swing in price and footprint. One bedroom works for a couple or single occupant on a tight site (or for a high-yield rental in a 1BR-tight market). Two bedrooms covers the most common cottage and ADU scenarios and a couple plus occasional guest. Three or more bedrooms is family territory — and it's also the band where price-per-bedroom drops most because the kitchen and mechanical core are shared across more sleeping space. Future-proof for one more bedroom than you think you need if budget allows.
4. Footprint — small, mid, or large
Roughly three bands across the lineup. Under 1,000 sq ft is efficient — best for ADUs, single rentals, retirement one-floor, and tight cottage lots. 1,000–1,500 sq ft is the middle band — most cottages, most ADUs that want a second bedroom, and full-time residences for couples. 1,500+ sq ft is family territory and full-time residences with home offices, dens, or multi-gen flex spaces. The quiz uses the same three bands. Pick based on lot size, household size, and budget — then let the quiz filter for the models that actually fit.
5. Must-have features — what can't be missing
Vaulted ceilings, primary-bedroom ensuite, year-round insulation package, attached garage option, accessibility features, large windows for lake-facing orientation, kitchen island. Each of these is a model-by-model decision in the factory — they aren't site upgrades. If something is genuinely non-negotiable, flag it in the quiz; it'll filter aggressively. If it's a nice-to-have, leave it off so the shortlist doesn't artificially shrink.
6. Budget band
Factory-direct pricing from General Coach, plus the HST rebates you qualify for on a new home and, where applicable, the Ontario Bill 23 development-charge waiver for ADUs, combine to bring all-in modular cost meaningfully under comparable site-built construction. The quiz uses three budget bands so you can match against realistic project totals. For a dollar-by-dollar breakdown of the cost components and what's included vs separate, see Modular Home Cost in Ontario.
7. Timeline
Modular delivery runs 4–6 months from contract to occupancy versus 12–24 months for site-built. The factory queue is the long pole — once your order is locked, manufacturing is fast and the install on-site is days, not months. If your timeline is tight (you need occupancy this year, or a tenant signed by a specific date), say so in the quiz; the models with shorter factory build cycles surface first. If you're planning 12+ months out, every model is on the table.
The General Coach lineup at a glance
The 29 models cluster into three rough size bands. The quiz scores within and across them — but it helps to understand the lineup as a whole before (or after) you see your results.
- Smaller (under 1,000 sq ft). Best for ADUs, single rentals, retirement one-floor, and tight cottage lots. Bed counts of 1–2. Lowest project cost. Highest rent-per-square-foot in tight rental markets.
- Mid (1,000–1,500 sq ft). The most common cottage and family-of-three or four scenarios. Bed counts of 2–3. Balanced cost and livability. Strongest resale liquidity across most Ontario markets.
- Larger (1,500+ sq ft). Full-time residences, multi-gen households, and family year-round homes. Bed counts of 3+. Highest project cost but lowest cost-per-bedroom because the kitchen and mechanical core spread across more usable space.
Want to skip the quiz and browse the full catalogue? See all 29 General Coach floor plans with spec sheets, square footage, bedroom count, and pricing.
Five common buyer scenarios and what to prioritize
Retiree downsizing from a larger home
Single-floor layouts, barrier-free shower, primary on the main, low-maintenance exterior, and a footprint that fits a smaller lot. The dimensions that matter most: audience (couple or single), bedrooms (often 2 — one for guests or a hobby room), footprint (smaller-to-mid), and must-haves (accessibility features, ensuite, low-maintenance siding).
Adding an ADU on land you already own
Smaller footprint (most ARU bylaws cap at 800–1,000 sq ft), efficient bed/bath layout, durable finishes for rental tenants, and a model that fits the setback rules in your municipality. The dimensions: use case (rental or ADU), bedrooms (1–2), footprint (smaller), budget (factor in the Bill 23 dev-charge waiver — see the Rental Income Calculator for the full project economics).
Cottage build in Ontario's lake country
Vaulted ceilings, large windows for the view, year-round insulation package (so it's usable in shoulder seasons too), and a layout that orients the great room toward the lake. The dimensions: use case (cottage), audience (couple or family), bedrooms (2–3 plus a sleep-on-the-couch loft option), footprint (mid), must-haves (vaulted, year-round, lake-facing).
Family year-round residence
Three or more bedrooms, two bathrooms, a real kitchen with island and pantry, mudroom, and ideally a flex/den space for the inevitable home office or kids' play area. The dimensions: use case (full-time residence), audience (family), bedrooms (3+), footprint (mid-to-larger), must-haves (kitchen size, ensuite, mudroom).
Investor buying a unit to rent out
Durable finishes, efficient bed/bath ratio, layouts that rent well in the target market, and a model that the local lender will finance as an investment property. The dimensions: use case (rental investor), bedrooms (based on local rental demand — 1BR in tight urban, 2–3BR in family-rental markets), footprint (smaller-to-mid for yield), and budget (run the deal through the Rental Income Calculator before you commit).
What the quiz can't model — and where James adds value
The quiz is a scoring engine. It's very good at filtering 29 models down to a top three based on your stated priorities. It is not — and is not meant to be — a substitute for the questions that come up when you're actually buying.
- Site servicing. Well and septic, hydro connection, driveway access, lot grading, and frost-line foundations vary by site. None of that is model-dependent and none of that is in the quiz.
- Foundation choice. Slab, crawlspace, full basement, or piers — each has cost and use-case implications. The right answer depends on the site, the budget, and the lender.
- Financing structure. The path differs for cash buyers, primary-residence mortgages, ADU HELOCs, investment-property mortgages, and Manufactured Home Registry conversions. The right structure depends on your situation; see Modular Home Financing Options in Ontario for the comparison.
- Municipal permits and zoning. Setbacks, ARU eligibility, parking minimums, and septic-approval limits are bylaw-specific. See Modular Home Permits in Ontario for the framework.
- Transaction support. James Clarke (REALTOR®, General Manager) handles transaction support for every Modular Homes 400 sale — including writing the agreement of purchase and sale, coordinating with the factory, and connecting you to the right lender. The quiz tells you which model. James tells you how to actually buy it.
Next step
If you haven't yet, scroll up and run the 90-second match. Your top three will be specific to your inputs and come with the reasons each one fits. From there, browse the spec sheets, request a callback for a five-minute walkthrough, or email yourself the shortlist to come back to later. No pressure, no spam — and the matches stay yours regardless of what you do next.