On the surface, the word "modular" seems like a perfectly logical, welcome way of building or configuring something. After all, in construction terms, "modular" can be understood as a method in which a structure's parts and pieces are assembled off-site and delivered as a larger component of the overall on-site project.
But modular has long had a negative connotation associated with it among those—including some consumers—who hold misconceptions about the technology.
Erik Earnshaw would know. As an advocate for modular construction, Earnshaw, a partner at Addison, Texas–based BGO Architects, has been suggesting the method to his customers for years, with little success.
“Each time I mention modular construction to my clients, they tend to shy away from it, saying things like, 'I don't want to try that; we've never done that before,' or, 'No, I don't want to build modular; that's why I came to an architect,' or, 'No, thanks; we want to build out of wood, with full-thickness walls,' ” Earnshaw says.
“I feel strongly the word ‘modular’ ties to the modular home industry, colloquially thought of as 'houses on wheels,' " Earnshaw explains. “It’s misunderstood as [a building form] that can be moved or added onto at a later date, like a modular home or modular wall.
"Although modular construction has been in effect for some time, now, in markets with high labor rates or [persistent] bad weather, [use of the method] could be increased if it were replaced with an all-encompassing delivery system approach,” Earnshaw continues.
Earnshaw has seen client after client dismiss modular because they don’t understand its potential or because they just can't get past the stigma of the name. He’s not alone. Other professionals recommending modular solutions are getting similar responses.
Gerard McCaughey, CEO and chairman at Entekra, a company that provides off-site building solutions, faces the same frustrations. He says people often think of modular as consisting solely of components, but the secret is actually more about the process and engineering behind those components, which can exponentially improve productivity. "It can be the key to unlocking dollars hidden in an inefficient [construction] process," says McCaughey. "It’s a win-win.”
Earnshaw wants to rename the modular process so that his clients can better understand its benefits. He thinks “express project construction process” or “express project delivery system” would directly communicate modular's benefits without evoking outdated misperceptions about the method.
Modular and the Concept Community
Earnshaw is heading a team at BGO Architects to use modular for the 2017 Multifamily Executive Concept Community, which focuses on next-generation development. He proposed using modular for the project to both explore its benefits and teach the multifamily industry where the future of the technology is headed.
With the Concept Community, Earnshaw wants to introduce elements of modular to ease the industry into the process on a larger scale—as a sort of short walk before we can run. He suggests that modular construction can even be used to combat rising interest rates, along with construction price increases, and an inevitable lack of skilled labor in the future.
In taking the one-step-at-a-time approach, Earnshaw is designing the Concept Community with only a small element of off-site construction. Specifically, he wants to focus on providing the bathrooms and kitchen areas as "cartridges" to be “plugged in” to the overall construction. This would speed the construction process by limiting the number of contractors and provide a stepping stone for owners who aren't yet ready to commit to a full modular build. The construction team would also benefit from a reduction in scheduling time.
“It will be huge, and seem daunting, for the typical contractor to get their arms around this new process, at first,” Earnshaw predicts. “Most of the largest changes that have happened in construction have been necessitated by code changes, not cost reductions, as an express project delivery system will bring to the table in the future. Contractors will adapt once they see how they'll be able to construct more units with less manpower.”
The 2017 Multifamily Concept Community will highlight the benefits of a modular system, which Earnshaw says won't be limited by rigid prefabrication guidelines, but will be a streamlined system that speaks to the next generation of processes. But, he emphasizes, it’s a team effort. As the architect, he's taking the lead on the modular approach but knows it has to be supported by everyone on the project team, including the owner, contractor, city officials, lenders, and suppliers.
Shaping the Future of Multifamily
The 2017 Concept Community will be just one evidence-based example of how modular will shape the future of multifamily construction. “I’m excited to see it enhance the overall construction site as a greener way to build," Earnshaw says. "No more gas-powered generators during the framing stage, and we'll see a reduction in site trash and the resultant impact on our landfills, as well as a reduction in energy use for the overall building of the project.
“We have to work on finding new ways to construct tomorrow’s apartment at today’s price. As architects, we look to the future to bring ideas to the table today, so when developers are ready to move to this construction process, we'll be ready, " Earnshaw continues. "I'm very excited to see where the future brings us … all of us in the industry.”
Track the progress of this project online, at www.multifamilyexecutive.com/mfe-concept-community.
