# Modular vs Stick-Built ADUs: Which is Right for You?
Good news: Both modular and stick-built ADUs can give you exactly what you need - a beautiful, functional space that works for your property. The difference is not about quality or durability. It is about your timeline, budget flexibility, and how much you want to customize. Most homeowners find one option clearly fits their situation once they understand what each involves.
Modular ADUs arrive mostly finished and install in 1-3 days. Stick-built ADUs are constructed on-site from the ground up, just like traditional home additions. Both approaches have homeowners who absolutely love what they built - you just need to know which matches your priorities.
## When Modular Makes Perfect Sense
**You want it done fast:**
From order to move-in, modular ADUs typically take 4-6 months total. The actual installation on your property? 1-3 days. The unit is built in a factory while you are handling permits, then delivered when everything is ready.
**Real homeowner timeline:**
"We ordered in March, permits took 2 months, site prep took 3 weeks, and the ADU arrived in July. My mom moved in two weeks later after final inspections. If we had gone stick-built, she would still be waiting." - Sacramento homeowner
**You have a tight budget:**
Modular ADUs typically cost $150,000-$250,000 depending on size and finishes. You get a firm price upfront with fewer surprise costs. Factory construction means fewer weather delays and more predictable labor costs.
**You like having clear options:**
Most modular companies offer 3-6 floor plans in various sizes (400-1,200 sq ft). You choose your plan, pick finishes from their selections, and know exactly what you are getting. Less decision fatigue, faster choices.
**Your lot is straightforward:**
Modular works great on flat or gently sloping lots with clear crane access. If the truck can reach your backyard and the crane can set the unit, you are good to go.
**You value predictability:**
Factory construction means consistent quality and fewer variables. What you see in photos is what you get. Timeline is firm. Price is locked in.
## When Stick-Built Is Your Better Option
**Your property has unique constraints:**
Tight access, steep slope, or unusual lot shape? Stick-built adapts to your property. Builders construct everything on-site, so they can work around mature trees, fit into narrow side yards, or build into hillsides.
**Real homeowner example:**
"Our lot drops 8 feet from back to front. A modular unit would have needed a massive foundation. Stick-built let us design a two-story ADU that follows the slope - bedroom upstairs, living area downstairs with walkout access. Perfect for our property." - Portland homeowner
**You want something specific:**
Custom ceiling heights, specific roof pitch to match your house, exact window placement to capture a view, built-in furniture, or architectural details that matter to you. Stick-built lets you design exactly what you want.
**You are matching your main house:**
Want your ADU to look like it was always part of your property? Stick-built can match siding, trim details, roof pitch, window styles - whatever creates visual cohesion.
**You are willing to wait for custom:**
Stick-built typically takes 8-12 months from permit to completion. The timeline is longer, but you are getting something designed specifically for your vision and property.
**Budget range: $180,000-$300,000+** depending on size, finishes, and complexity. More variables mean you need a buffer for changes and unexpected site conditions.
## What About Quality and Durability?
This is the biggest myth: Both are permanent structures built to the same building codes.
**Modular quality:**
Factory-built means tighter construction tolerances and more consistent quality control. Climate-controlled construction (no rain delays, no frozen materials). Units are engineered to survive transport, so they are often over-built compared to site construction.
**Stick-built quality:**
Built exactly like your main house - same materials, same techniques, same inspections. Quality depends on your builder's craftsmanship, just like any construction project.
**Bottom line:** Either way, you are getting a permanent addition to your property that will last 50+ years. The choice is not about quality - it is about process.
## Timeline Comparison
**Modular:**
- Pre-design and permits: 2-4 months
- Foundation and site prep: 2-4 weeks
- Factory construction (happening simultaneously): 2-3 months
- Delivery and installation: 1-3 days
- Final connections and inspection: 1-2 weeks
- Total: 4-6 months
**Stick-built:**
- Pre-design and permits: 2-4 months
- Foundation: 2-3 weeks
- Framing: 2-4 weeks
- Exterior completion: 3-5 weeks
- Interior work: 6-10 weeks
- Final inspections: 1-2 weeks
- Total: 8-12 months
Weather, permit delays, and contractor schedules can extend either timeline. Modular is less weather-dependent.
## Cost Comparison (600 sq ft ADU example)
**Modular:**
- Base unit: $120,000-$180,000
- Foundation and site prep: $15,000-$25,000
- Utility connections: $8,000-$15,000
- Permits and fees: $5,000-$15,000
- Total: $148,000-$235,000
**Stick-built:**
- Construction: $150,000-$220,000
- Foundation: $15,000-$25,000
- Utilities: $8,000-$15,000
- Permits and fees: $5,000-$15,000
- Total: $178,000-$275,000
Modular typically saves 10-20% compared to custom stick-built, though high-end modular can cost as much as basic stick-built.
## The Hybrid Option: Pre-Designed Stick-Built
Some builders offer "pre-designed stick-built" - proven floor plans constructed on-site. You get:
- Customization flexibility of stick-built (adapt to your lot, modify slightly)
- Some predictability of modular (proven designs, clearer pricing)
- Site-built advantages (work around obstacles, match your house)
This works well if you like a modular floor plan but need to adapt it to your property, or if modular delivery is not feasible for your location.
## Access and Delivery Considerations
**Modular needs:**
- Wide enough path for delivery truck (12-14 feet)
- Overhead clearance for crane (no low power lines directly over site)
- Crane access within 100-150 feet of final location
- Street access for large trucks
**Cannot be done:** Landlocked lots, narrow easement access, dense tree canopy over delivery path.
**Stick-built works when:**
- Workers and materials can access site on foot
- Can be built in narrow side yards (36 inches of access is enough)
- Can navigate slopes and obstacles
- Trees and power lines are not an issue
## Financing Considerations
**Modular:** Often requires paying a large deposit (30-50%) when ordering. Some lenders are still learning modular financing, though this is improving.
**Stick-built:** Traditional construction loan or home equity draws match the construction timeline better. More familiar to lenders.
Ask your lender specifically about modular vs stick-built financing before deciding.
## Making Your Decision
**Choose modular if:**
- Speed matters (need housing for family, want rental income soon)
- You prefer a streamlined decision process
- Your lot has good access
- Budget predictability is important
- You like choosing from proven designs
**Choose stick-built if:**
- You have site challenges or tight access
- You want specific design elements or custom features
- Timeline is less urgent
- You are willing to be more involved in the process
- You want to match your existing house perfectly
**Honestly? Most homeowners know which fits after seeing their property and hearing their timeline.** If you are thinking "I need this done by fall" - that is probably modular. If you are thinking "I want it to look like it was always part of my house" - that is probably stick-built.
## See What Is Actually Possible
The best way to decide is not reading more articles - it is seeing real examples and getting estimates for your specific property.
Check if your lot works for an ADU and browse local builders who specialize in both modular and stick-built options. Most builders will tell you honestly which approach makes more sense for your situation.
Many homeowners start thinking they want one option and end up choosing the other after seeing costs and timelines for their specific property. That is totally normal - and exactly why that first conversation with builders is so valuable.
Both paths lead to the same destination: a beautiful, functional ADU that adds value to your property and solves your housing need.