Design and layout
Dimensions, room uses, windows, doors, exterior and service positions. Changes are agreed before the specification is approved.
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What a turnkey modular home includes
Before signing, we define the structure, interiors, services, site work, transport and installation individually.
Explore the specification
The parts of your home
Six parts of a clear specification
Each part defines the materials, quantities and scope, so you can compare different contractors' offers on the same basis.
Structural frame
The frame, floors, roof and protective layers are selected for the design, intended use and agreed technical approach.
Insulation and building envelope
The specification lists insulation, vapour and wind protection, windows, external doors, cladding and roof covering.
Interior finishes
Wall, ceiling and floor finishes, internal doors and wet-area finishes depend on the selected specification.
Building services
Electrical work, lighting, water, drainage, heating and ventilation are priced against the agreed design and connection points.
Delivery and installation
The route, transport, unloading, equipment, installation and agreed connections are assessed for the specific plot.
Comparing completion levels
Similar names, different scopes
The table provides a basis for comparison. The exact materials and work for each level are listed in the project specification.
| Building element | Weathertight shell | Ready for fit-out | Turnkey |
|---|---|---|---|
| Design and layout | specified | specified | specified |
| Frame, cladding, roof and windows | included | included | included |
| Preparation for interior works | not included | as specified | as specified |
| Final finishes | not included | not included | as specified |
| Internal services | not included | as specified | as specified |
| Foundations, delivery and installation | quoted separately | quoted separately | quoted separately |
For a modular sauna, we specify the heater, heat protection, ventilation and drainage separately. Commercial projects also address operating requirements and consistency between repeated modules.
Completion levels01 02 03
The same name can cover different work
Compare offers by their actual materials and work, rather than the package name alone.
Weathertight shell
A protected structure with cladding, roof, windows and external doors. The exact scope depends on the design.
Ready for fit-out
The weathertight shell includes agreed interior preparation, ready for you to continue the fit-out independently or at a later stage.
Turnkey
The home receives the selected interior finishes and services. Foundations, delivery, installation and external connections can be agreed as separate items.
Pay particular attention
What to check before signing
- Materials and specificationsAsk for the insulation type, thickness and installation location, with clear performance details.
- Scope and responsibilitiesWho prepares the plot, foundations, external networks, access and working space for machinery.
- Delivery and installationWhether transport, unloading, a crane, module assembly and the agreed connections are included.
- Handling changesHow new materials, additional work, prices and timing are agreed.
Good to know
Specification questions
These answers help you prepare for a quote. The design and contract determine the exact scope.
No. The term turnkey does not define the materials and work on its own. The detailed list in the contract and its schedules sets out what the price includes.
The next step
A specification that fits your needs
Tell us how you will use the home. We will propose the scope and separate the building, site work, delivery and installation in your quote.