Quick Answer
Ontario modular homes sit on one of three foundations: a full basement ($30,000–$65,000), a crawlspace ($18,000–$35,000), or a concrete slab ($12,000–$25,000). Basements add the most living space and resale value; slabs are fastest and cheapest. The right choice depends on your lot's water table and bedrock, your budget, and whether extra space or single-level access matters more. Every home Modular Homes 400 sells today sits on a slab, pad or piers — General Coach homes don't go on a full basement.
Three Foundation Options
Full Basement — $30,000–$65,000
Adds 800–1,500 sq ft of potential living or storage space. Highest resale value addition. Houses mechanical systems in conditioned space. Longest to construct (3–5 weeks). Best for families and rural Ontario where basements are the norm.
Crawlspace — $18,000–$35,000
Less expensive than a basement. Faster to construct (2–3 weeks). Provides access to plumbing and mechanicals without a full basement. Good option for sites with high water tables or shallow bedrock.
Concrete Slab — $12,000–$25,000
Fastest to construct (1–2 weeks) and lowest cost. No basement moisture concerns. Ideal for accessibility (no steps into home). Common in Southern Ontario. Best for 55+ communities where single-level living is the priority.
| Foundation | Cost Range | Build Time | Living Space Added |
|---|---|---|---|
| Full basement | $30K–$65K | 3–5 weeks | 800–1,500 sq ft |
| Crawlspace | $18K–$35K | 2–3 weeks | None |
| Concrete slab | $12K–$25K | 1–2 weeks | None |
What Fountainhead Villages Is Designed Around
Fountainhead Villages — our own 55+ land-lease communities, in development — is being designed around concrete slab foundations as the standard. This keeps home prices accessible, speeds community build timelines, and is ideal for the 55+ demographic where single-level accessibility is a priority.
Frequently Asked Questions
Do you sell two-storey modular homes?
Not today — every home we currently sell is single-storey. General Coach does not build two-storey models: all 29 Parkland Series floor plans (CSA Z240MH manufactured homes, single- and double-wide) and all seven ADU Series units (CSA A277 modular) are one level, and so is the Casa Duro Kubie 160. If you need more room, the larger double-wide Parkland plans run up to 1,405 sq ft.
Can a basement go under a Parkland home or a backyard ADU?
No — no General Coach home goes on a full basement or a crawlspace. A Parkland Series home sits on a concrete slab or pad, and an ADU Series unit on piers or a pad; the Casa Duro Kubie 160 sits on helical screw piles or a prepared pad. If you want below-grade space, a separate storm cellar is possible, but it needs its own outside entrance — it can never open from inside the home. The foundation is quoted as part of your landed cost.
Can I add a basement to a modular home after it has been placed?
No — the foundation must be prepared before the home arrives. The foundation decision is made before delivery.
Do I need a building permit for the foundation separately?
Yes — the foundation typically requires its own permit from your municipality, though most issue a single building permit covering the entire project.
What happens to the foundation in Northern Ontario winters?
All Ontario foundations must be designed below the frost line (typically 1.2–1.5 metres in Southern Ontario, deeper in the North). Your engineer will size the foundation for local frost conditions.
Which foundation is cheapest for an Ontario modular home?
A concrete slab is the cheapest foundation for an Ontario modular home, at $12,000–$25,000 — less than a crawlspace ($18,000–$35,000) or a full basement ($30,000–$65,000). It's also the fastest to build, at 1–2 weeks, and is ideal for accessibility since there are no steps into the home.
Is a basement or slab better for resale value?
A full basement offers better resale value than a slab for an Ontario modular home. Basements add the most living space and resale value, contributing 800–1,500 sq ft of extra space, and are the highest resale value addition among the three foundation types. Slabs are fastest and cheapest to build but add no extra space.