The lot, before you
Zoning, setbacks, municipal servicing, access for the trailer and the crane. We cross the model's transport envelope and footprint against the real geometry of the lot. A lot that cannot receive the home is never offered to you.
How to buy
A home is something you buy. Not something you coordinate.
The eight steps of a purchase — define, locate, prepare, confirm, buy, monitor, adjust, conclude — happen here, in one place. You assemble your file once. The rest is our job.
16→1One fileEntered once, not sixteen times.
8Eight steps, one placeFrom budget to keys.
1One appointmentAt the notary, right at the end.
Where the money leaks
Fifteen handoffs. That is where the price slips.
The land vendor, the municipality, the land surveyor, the factory, the installer, the excavator, the mortgage broker, the lender, the mortgage insurer, the home insurer, the warranty plan, the notary, the land registry, Revenu Quebec, Hydro-Quebec, the building inspector: sixteen parties, and you are the one holding them together. None of them ever sees the whole file. At every handoff the same information is re-keyed and a discrepancy slips in — one that resurfaces as a cost surprise weeks later.
- One file: identity, income, site and specification entered once
- Zoning, servicing and delivery access verified before you buy
- Permits, survey, transport and hookups priced into the figure you see
- A turnkey contract: the home and its installation under one agreement
The path
From budget to keys, in four moves.
Every step ends in a number or a date in writing. Never in "we will get back to you on that".
1
Price it
You enter your budget and your down payment. You immediately see what you can buy, and above all how it splits between the land and the home — the line nobody shows you early enough.
2
Choose the lot
You pick a lot. We verify zoning, servicing availability and delivery access, and confirm the model you chose can physically reach it and sit on it.
3
Configure and buy
You adjust the model and the finishes. The all-in price recalculates with every choice, rebates included. When the number and the date work for you, you buy online.
4
Move in
About 45 days of factory fabrication while your lot is prepared, 30 days of assembly, one notary appointment. You follow the build through to the handover of keys.
What we do that nobody does
Three checks, run before you sign.
These are precisely the three places a new-home purchase derails. We settle them before, not after.
The cost, down to the last line
Municipal permit, certificate of location, excavation, foundation, transport, crane, hookups, taxes, transfer duties and rebates. The items that elsewhere arrive as change orders after signing are inside the price you see.
The turnkey contract
In Quebec, the GCR warranty covers a factory-built home only when the sale and the complete installation sit in the same contract. That is why every Modulabs purchase is structured turnkey: otherwise you lose most of your mandatory coverage.
Compare directly
Buying the usual way, or buying here.
Same home, same land, same standards. What changes is the transaction. Here is the honest comparison, so you can judge for yourself.
| Criteria | On modulabs.ca | A conventional purchase |
|---|---|---|
| Parties you deal with | ✓ One, from budget to keys | ✕ Sixteen, coordinated by you |
| Your information | ✓ Entered once | ✕ Re-entered for each of the sixteen |
| Price | ✓ All-in, shown before you buy | ✕ Discovered through change orders |
| Move-in date | ✓ Written before you buy | ✕ Estimated, then pushed back |
| Site constraints | ✓ Verified before you commit | ✕ Discovered after you bought the land |
| In-person appointments | ✓ One, at the notary | ✕ One per party, spread over months |
Frequently asked questions
Your questions, our honest answers.
We answer like a neighbour who reads the contract: no jargon, no grey areas. Another question? Write to us, we actually answer.
Is the land really included in the price?
Yes. The all-in figure covers the home, the land, excavation, foundation, hookups, transport, assembly, taxes and applicable rebates. That is the amount you finance and the amount you pay. A model's starting price, on its own, covers the home only: adding your lot in the configurator is what produces the complete figure.
Can you really buy a house online?
Yes. You price it, choose the lot, configure it and buy it online. One thing cannot happen on a screen: in Quebec the deed of sale and the hypothec must be received by a notary. That is one appointment, remote when your notary accepts it. One appointment, against sixteen parties to coordinate.
How do you know the home fits my lot?
We join two things nobody joins today: the model's transport envelope and footprint on one side, the lot's geometry, zoning and road access on the other. Quebec's planning bylaws sit with roughly 1,100 municipalities and are aggregated nowhere: we normalize them ourselves, and we tell you plainly what has been verified and what has not been yet.
When do I move in?
The possession date is written before you buy, not estimated after. Expect about 45 days of factory fabrication — sheltered from cold and rain, while your lot is prepared — then 30 days of assembly on site. You follow progress online, and if something moves, you hear it before it becomes a problem.
What warranties and what standards?
The structure carries a 10-year warranty. The homes comply with CSA standards (S16, G40.21, W47.1) and RBQ, plans are signed by an engineer (OIQ), and the welders are CWB-certified. In Quebec a factory-built building may not legally be sold unless it is certified CAN/CSA-A277: that is the floor, not a selling point. And because GCR coverage requires a turnkey contract, every purchase is structured that way.