Free quote · British Columbia
Discover what kind of home you can build on your land.
Tell us about your project and we’ll send you a free quote, plus free planning materials to help you prepare for your new home. Here’s everything you’ll receive:
Get a quote
Provide the information below to get started.
No obligation. We never share your details.
The Heron, finished on-site. Steel-framed, delivered, and craned into place — then living like this.
5.0 on Google · verified reviews
Homeowners who've been exactly where you are.
★★★★★The compact size is ideal for my retirement home. With the added windows and patio doors, the connection with the outdoor landscape is perfect — with immense curb appeal.
★★★★★After extensive research into modular homes, 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 home, I'd highly recommend ORCA.
Why ORCA
Four reasons it works out the way we say it will.
These are the questions every buyer asks before they commit. Here's how ORCA answers each one.
"Is it worth it?"
More usable home per dollar, on land you already own.
Quartz, tile, wide-plank floors, heat pump and metal roof come standard — the finishes others bill as upgrades. A suite can offset 30–50% of your payments in rental income, and lift your property value by up to 35%. No land to buy.
"Is it better?"
Factory-built steel, finished to a live-in standard.
Precision-built indoors to within ±1mm in G90 steel, Step Code 5 efficient, and healthy to live in with Low-VOC finishes and continuous fresh-air ventilation. Rated Class-A for fire and engineered for seismic and 160mph+ wind.
"Can I count on it?"
A fixed home price, one predictable timeline.
Your home price is locked before we build — no budget creep, no change-order surprises. The factory build is a controlled ~3 months with a 1-day install, and because it's built indoors it's immune to the weather and material-price swings that stall site builds.
"Can I trust them?"
A certified, audited, debt-free builder.
CSA A277 certified and independently audited by Intertek — checked by a third party, not just us. Backed by a 1-year defect and 10-year structural warranty, from a debt-free company you can visit at our Victoria show home.
How it works
Move into your home in about 4–5 months.
Your home is built indoors in around 3 months while your site is prepped in parallel. With design and permits, most projects reach move-in in about 4–5 months — against 9–14 for a conventional build.
Quote & site check
We price the project and check zoning and access for your property.
Design & price lock
Choose your home and finishes. The home price is fixed here.
Building permit
Your structural pack goes to the municipality — the longest external wait.
Factory build + site prep
These run in parallel: home indoors, foundation and services on your lot.
Crane day, then move in
Craned onto the foundation, connected, inspected, finished.
The rule change most owners missed
Most BC land can now fit a second home.
New provincial rules opened the door for garden suites on most residential land, often without rezoning or a public hearing.
Every municipality applies the change a little differently, and things like size, servicing, and parking still shape what actually fits. Your free quote sorts all of that out before you spend anything.
Most popular models
Three most popular models.
Every home shares the same steel system, a fixed home price, and a one-day install.
Swallow
Perfect as a rental suite or a home for family close by.
Jay
Perfect as a compact rental or guest suite.
Breeze Wing
Room for the whole family, or a premium long-term rental.
What's included
Everything you need, turnkey and ready to move in.
Logistics and site works — delivery, crane day, site prep, foundation, utility hookups, and permits — are quoted separately, since they depend on your land. We can recommend trusted local contractors.
Before you ask
The questions we get first.
Can I actually build one on my lot?
Usually yes — most BC municipalities now permit a garden suite by right under the SSMUH rules. What varies is size, setbacks, parking, and servicing. Your free quote includes a check of your specific address against your municipality's bylaw, so you're not guessing.
Does the price include everything?
Yes, to a live-in standard, the home is delivered fully finished and ready to live in. It does not include appliances, and it does not include logistics and site works. Those depend on your location and site conditions.
How long does it really take?
The factory build itself is a controlled ~3 months, with a 1-day install — the line doesn't stop for weather, and your site is prepped in parallel. With design and permits up front, most projects reach move-in in about 4–5 months. Permits are the wildcard — usually around eight weeks, longer if your lot also needs a Development Permit.
Do I need an architect?
For a standard garden suite, usually not. In BC an architect is only required by law at five or more units, so our pre-engineered, permit-ready designs cover it. Complex sites or custom changes may need extra design input at the permit stage.
Can I rent it out?
In most cases yes — long-term tenancy is the common path and often covers a meaningful share of the financing. Short-term rental rules vary sharply by municipality, so confirm locally.
How do I know you'll actually deliver?
Fair question to ask any builder. ORCA is a debt-free company — your deposit isn't funding someone else's overruns. Every home is CSA A277 certified and independently audited by Intertek (a third party, not us), and backed by a 1-year defect and 10-year structural warranty. You can also come stand inside one at our Victoria show home before you commit.
Why steel instead of wood?
Light-gauge galvanized steel is non-combustible, rot-proof, and dimensionally stable — built indoors to within ±1mm and backed by our Zero-Warp guarantee. It's rated Class-A for fire and engineered for seismic and 160mph+ wind, and it never sits in the rain absorbing moisture the way a site-built frame does.
Ready to take the next step toward your new home?
We'll give you a fixed price for the home and an estimate for the whole project — the site works, delivery, and permits — before you commit a dollar.