Foundation options for modular homes
The foundation is one of the biggest decisions in building a modular home. It affects how warm your floors are, how you finance the home and what it's worth years from now. At Sanctum Homes, modular homes are most often placed on a full basement or a crawl space foundation, depending on site conditions and design. We also use helical piles (screw piles) for certain installations, and block piers for budget-conscious projects.
The four options at a glance
| Foundation | What it is | Space underneath | Standard mortgage |
|---|---|---|---|
| Full basement | Poured concrete, permanent | A full lower level for storage or future living space | Yes |
| Crawl space | Poured concrete, permanent | An insulated crawl space that keeps plumbing and services accessible | Yes |
| Screw piles | Engineered helical piles, permanent | Enclosed by framed skirting with two access doors | Yes |
| Block piers | Concrete block piers (a blocking system) | Enclosed by framed skirting with two access doors | Usually not; needs a different type of financing |
Full basement
This is our premium foundation package for customers who want the most from their home, adding a full lower level of usable space for storage or future living area, built to last.
The package includes the model-specific poured concrete full basement with footings, walls and floor, a double 2x6 sill plate, a staircase, framed interior walls with insulation, vapour barrier and drywall, under-slab insulation, and electrical, plumbing and ventilation.
Crawl space
This is a permanent, solid foundation that keeps floors warmer, protects plumbing and services in an accessible space, and adds lasting value to your home. Its walls are fully spray foam insulated, a premium finish that seals out drafts and moisture for a more comfortable, energy-efficient home.
The package includes the model-specific poured concrete crawl space foundation with footings, walls and floor, a double 2x6 sill plate, under-slab insulation, and crawl space electrical and ventilation.
Screw piles (helical piles)
Screw piles provide excellent stability with minimal site disruption, and they count as a permanent foundation for financing. This package is for customers who want a clean, organized installation process with added confidence and peace of mind built into the setup.
It includes the model-specific screw pile foundation, additional screw piles for deck support, an engineering certificate, a crane for precise positioning, GRK fastening hardware, and a complete reinforced framed skirting system with two under-home access entrances.
Block piers
A practical, budget-conscious foundation package that still includes the key finishing details needed for a clean completed setup.
It includes the model-specific concrete block pier foundation using concrete blocks, pads, hardwood shims and rock anchors, along with a complete reinforced framed skirting system with two under-home access entrances.
Homes placed on blocking systems usually require a different type of financing and may not qualify for a standard mortgage. Talk to your lender before you choose.
Which should you choose?
While blocking systems are a more budget-friendly option and commonly used by many competitors, we generally recommend more durable foundation solutions to protect your investment and ensure the long-term performance and structural integrity of your home.
A modular home appreciates in value much like a traditional house, especially when it's properly maintained and installed on a permanent foundation. That's one of the main reasons we recommend a concrete foundation or helical piles: they provide greater stability and long-term value, and lenders treat these homes the same way they would a site-built house.
The right choice also depends on your land. Every property gets a site visit with our ground crew before construction, and the foundation is built as part of preparing your lot.
Quick answers
What foundation options are available for modular homes in Nova Scotia?
At Sanctum Homes, modular homes are most often placed on a full basement or a crawl space foundation, depending on site conditions and design. We also use helical piles (screw piles) for certain installations, providing excellent stability with minimal site disruption. Block piers are a more budget-friendly option.
Can I get a mortgage on a modular home on block piers?
Most major banks and credit unions in Nova Scotia offer standard mortgage products once the home is installed on a permanent foundation, such as concrete or helical (screw) piles. Homes placed on blocking systems usually require a different type of financing and may not qualify for a standard mortgage.
Which foundation does Sanctum Homes recommend?
While blocking systems are a more budget-friendly option and commonly used by many competitors, we generally recommend more durable foundation solutions, a concrete foundation or helical piles, to protect your investment and ensure the long-term performance, stability and value of your home.
Ready to talk about your home?
Tell us about your lot and the home you have in mind, and we'll walk you through plans, site work and pricing.