Built stronger
G90 galvanized steel framing. Non-combustible, mold-proof, and engineered for BC seismic and weather codes.
Steel-framed, fully finished, craned in on a single day. The price we quote is the price you pay — no uplifts, no surprises.
17 models · from $43,000 · fixed-price guarantee
Why steel · Why ORCA
Every ORCA home is precision-built in our Vancouver Island factory using cold-formed light-gauge steel. That means fire-resistant, rot-proof, and rebuild-proof — engineered for BC’s coast, lots, and weather.
G90 galvanized steel framing. Non-combustible, mold-proof, and engineered for BC seismic and weather codes.
Scandinavian-inspired layouts, wide-plank floors, big windows. Modular doesn’t have to mean cookie-cutter.
Quartz, tile, wide-plank, heat pump — included as standard. The price we quote is the price you pay.
Built different — not just priced different
You’ll never see any of this once the drywall goes on. So here it is — tap any point to look inside the walls.
Hidden fasteners and no shingles to replace. Sheds coastal rain and it’s non-combustible.
A closer look
This is what life looks like when you partner with ORCA.
Sustainable by design
Steel produces dramatically less waste than wood, and lasts longer too. Every model is built with a Step Code 5 envelope — the top energy tier in the province — so it stays warm in winter and cheap to run all year.
More than a tiny home
From a 100 sq ft studio to a four-bedroom family home — the same steel, the same fixed price, the same one-day install. ORCA scales from backyard suite to forever home.
Explore all 17 models
Inside an ORCA
Vaulted ceilings, a wall of glass to the view, and finishes that come standard — wide-plank floors, quartz, large-format tile, a stone hearth. The same level of detail whether it’s a backyard studio or a family home.
From 100 sq ft flex spaces to 3,000+ sq ft family homes
QUAIL2 bed · 1 bath · Garden suite
From $314,000
JAY1 bed · 1 bath · Garden suite
From $207,000
SKINNY2 bed · 1.5 bath · Townhome
From $568,000
HERON3 bed · 2 bath · Family home
From $566,000
BREEZEWING3 bed · 2 bath · Family home
From $743,000
SKYHAWK4 bed · 3 bath · Family home
From $1,264,000
Prefer to finish the inside yourself? See our lock-up packages
Build & price
Pick a model, choose your siding, floors, kitchen and bath, and watch the price move as you go. You finish with a line-by-line estimate you can download — the same one our team works from when we call you.
Build & price yours15 models priced online · real upgrade prices · no sales call needed to see a number
Imagine this is yours
Fire lit, ocean in earshot, the forest going quiet — in a home that took months, not years, to arrive. This is what owning an ORCA actually feels like.
Find your modelFour steps from first call to crane day. Most projects move from order to install in about four months — while your site work happens at the same time.
15-minute call about your site, budget, and timeline. No hard sell.
Choose your model and customize siding, finishes, and upgrades. Your price is locked.
Precision-built indoors in our facility on Vancouver Island — out of the rain.
Delivered and craned onto your foundation in a single day.
★★★★★ 5.0 on Google · verified reviews
★★★★★The compact size is ideal for my retirement home. With added windows and patio doors, the connection with the outdoor landscape is perfect — with the added benefit of immense curb appeal.
★★★★★After extensive research into modular homes, I can confidently say their quality and craftsmanship truly stand out from the competition. Friendly, knowledgeable, and always quick to answer my questions.
★★★★★Kirk and the ORCA crew are incredibly professional. They set the bar for modern design and attention to detail. If you’re in the market for a modular home, I’d highly recommend using ORCA.
★★★★★This team is incredible! Their commitment to quality and customer service is top notch. We have interacted with them on multiple occasions and it has always been a fabulous experience!
★★★★★ORCA produces a superior and advanced product. They took my architectural designs for a 2,150 sqft house on Denman Island and fabricated the steel structure panels beautifully and exactingly, with a friendly, courteous and professional team.
Good questions
Most homes go from order to install in about four months. The build happens in our factory while your site and foundation are prepared, then the home is craned in. Install, including site connections for power and water, typically takes one to two days.
The home price covers your ORCA built and finished in our factory, with quartz, tile, wide-plank floors and a heat pump as standard. Foundation, delivery, crane and site connections depend on your lot, so we quote those for your property. The price we quote is the price you pay.
Our factory is CSA A277 certified. Before delivery, every POD is issued its own certification confirming it was built to code and passed our quality checks.
We don’t offer in-house financing, but we can refer you to lenders our homeowners have worked with.
Yes. Our lock-up option delivers the steel shell, insulated and closed in, ready for your own trades to finish.
For developers & multi-unit projects
From The Flats of Cumberland to First Nations housing, ORCA delivers factory-finished modular at developer scale. Site work and manufacturing run in parallel — cutting your build schedule by up to 50%.
Tell us about your site and we’ll help you figure out which model fits your budget and timeline.