You ask, we answer.

From signed contract to occupancy is typically 6–8 months. The factory build itself takes about 4 months, and site work (foundation, utilities) runs in parallel. Permits add 4–8 weeks depending on your municipality. Faster than a traditional stick-build by about half.

From 100 sqft flex spaces up to 3,088 sqft family homes. Studios, 1-bed, 2-bed, 3-bed and 4-bed layouts are all available. The full range is on our Models page.

Turn-key means we deliver a fully-finished, move-in-ready home — every fixture, every finish complete. Lock-Up means we deliver a weathertight shell (frame, envelope, windows, doors) and you finish the interior yourself. Lock-Up runs around 30% less than turn-key. Full details on Lock-Up here.

Three things make ORCA different. First, we've spent 20+ years in light-gauge steel framing — most modular builders use wood. Steel is more precise, more durable, fire-resistant, and doesn't warp. Second, our factory is in BC, so we understand BC building codes, permits, and weather. Third, our fixed-price contracts mean the number we quote is the number you pay — no uplifts, no surprises.

Light-gauge steel frame, foam board exterior insulation with strapping, and steel or wood siding. The result is a structure that's exceptionally airtight, energy-efficient, and built to last 100+ years with minimal maintenance.

Yes. Most clients customize their interior floor plan — adding an extra bathroom, modifying the kitchen layout, choosing finishes from our Daybreak (light, Scandinavian) or Twilight (warm, moody) packages, or going fully custom. Customization happens before factory production begins. Once we start building, the spec is locked — which is how we hold the fixed-price guarantee.

Yes. Every ORCA home is built to CSA A277 standards — Canada's national modular construction certification. Each unit goes through a thorough QA audit before leaving the factory. CSA certification is a major reason permitting tends to go faster with our homes than with custom builds.

Standard building permit from your municipality, plus any local zoning approvals. Because our homes are CSA-certified, the structural review is usually waived — making the process much faster than for a custom build. We provide all the engineering documents and stamps your permit application will need.

You'll need a prepared foundation (slab or pilings, depending on terrain), utility connections (electrical, water, septic or sewer), and crane access for installation. Each municipality has its own requirements — we'll do a virtual site survey early in the process to confirm everything works.

Every site is different. On average, BC clients on a flat, level lot spend $25,000–$40,000 on excavating, foundation, and utilities. Delivery, cranage, and anchoring add another $10,000–$30,000. We provide a delivery estimate after a virtual route survey to confirm your POD can be delivered to your site.

Every ORCA home comes standard with a mini-split heat pump (heating + cooling in one). Baseboard heating is added where needed. For larger models, we can add additional heat pumps in bedrooms, electric or wood fireplaces, and zoned climate control as upgrades.

Yes. Our standing-seam metal roof is solar-ready — solar installers love it because there's no roof penetration needed for panel mounting (clamps grip the seams). We can pre-wire for solar during the factory build so installation on-site is straightforward.

Throughout British Columbia, Washington State, and California. For projects outside these regions, get in touch — we'll evaluate feasibility based on the route, crane access, and unit dimensions.

Your POD arrives on a truck with a crane on standby. We work with you ahead of time to confirm site prep, foundation, and utility hookups are ready. The crane lifts your home into position — usually a single day per unit. Final site connections (power, water, anchoring) take 1–2 more days. Then you're ready to move in.

You'll need a local ground contractor to handle site preparation, foundation, and utility connections in advance of delivery. We can recommend trusted contractors in your area. If we're project-managing your build (BC only), we handle this coordination for you.

In BC, yes — we offer full project management including permit applications, site preparation, delivery, and setup. Outside BC, you'll need to project-manage yourself or hire a general contractor. We always provide the construction drawings, certifications, and engineering documents your contractors will need.

An initial deposit secures your production slot. The remaining balance is split into three milestone payments during the factory build. Specific amounts and timing are laid out in your contract before any production begins.

We don't offer in-house financing, but we can refer you to mortgage brokers and credit unions familiar with modular and CSA-certified homes. Most clients secure construction loans or progress-draw mortgages — your existing mortgage broker is a good starting point.

Yes — many clients buy a pod specifically as a backyard rental, garden suite, or short-term rental. ADUs typically add 15–35% to property value and the rental income can offset a meaningful chunk of your primary mortgage. Local zoning rules vary, so check with your municipality first about ADU permissions for your lot.

Our homes come with a structural warranty covering the steel frame and envelope. Mechanical systems (heat pump, water heater, appliances) come with the manufacturer's warranty — typically 1–5 years depending on the component. Full warranty terms are part of your contract and we walk through them before you sign.

The steel frame has a 100+ year structural lifespan — significantly longer than wood-framed construction, which is typically rated for 50–75 years. The envelope, finishes, and mechanical systems have shorter lifespans and may need refresh or replacement over decades of use, similar to any home.