Irontown Modular · Authorized Dealer · Built in Spanish Fork, Utah, delivered across California
Prefab Homes in California
Explore full-size prefab homes for your California lot. My Cozy Outdoors is your authorized Irontown Modular dealer and direct contact from first question to move-in. Irontown is the seller of record, with more than 40 years building homes and commercial buildings.
California Designer Series from $304,000; delivery and crane set included for 650 miles from Spanish Fork.
Two to four bedrooms, with 1,165 to 2,198 sq ft.
Built to California Residential Code; CALGreen, California’s green building code; fire sprinklers; engineered, stamped plans.
Irontown’s 10 year limited structural warranty.
You buy from Irontown Modular. My Cozy Outdoors is your dealer and single point of contact.
Will a prefab home work on your lot? Three quick checks
Confirm these three things before you order, with My Cozy Outdoors helping you think them through.
Does your zoning allow a single-family home?
Confirm residential zoning with planning before ordering. Check setbacks, height, lot coverage, hillside restrictions, design review and homeowners’ association covenants. Some codes add conditions for factory-built homes.
Can the modules reach your lot?
Modules are about 14 to 15 ft wide. Your lot needs a truck route, staging area and crane pad. Caltrans oversize permits, pilot cars and metro rush-hour curfews affect delivery. Irontown’s feasibility review checks the route and crane placement.
Do you have sewer, or will you need septic?
Without sewer, you need septic permitting through county environmental health. Wells need their own permit. Coastal-zone lots need a coastal development permit. Mountain and fire-zone lots bring snow loads and fire requirements that Irontown engineers into your plans.
Confirm your property requirements before ordering This page is a starting point for planning a full-size home. MCO helps and advises but takes no responsibility for zoning, permits, impact fees, septic approval or code compliance. Before ordering, confirm your parcel, plan and use with city or county planning and building offices, and septic approval with the health department. MCO strongly recommends contacting those offices and can share the code sections it found and suggest questions.
California plans offer two to four bedrooms across 1,165 to 2,198 sq ft. Start with a layout, then explore Designer, Modern, Balance or Rustic finishes. Eagle Landing 1220 is listed for clarity and is offered only in Utah.
Walker
1,165 sq ft · 2 bed, 2 bath · one story · from $304,000
Two bedrooms, two baths and a generous kitchen, with end or side entry and a basement option.
Ask us before choosing either 15 ft-wide Berkeley: Kern County requires over 16 ft in E and R-1 zones; Hesperia, Big Bear Lake and Yucca Valley require asking first.
Plan
Size
Rooms
Stories
Footprint
From (California Designer Series)
Walker
1,165 sq ft
2 bed, 2 bath
One
42 ft x 27 ft
$304,000
Eagle Landing 1220
1,220 sq ft
3 bed, 2 bath
One
65 ft x 20 ft including the attached two car garage
California Designer Series starting prices run from $304,000 for Walker to $548,800 for Mill Creek. They include the California Residential Code, CALGreen, sprinklers, delivery and standard crane set for the first 650 miles from Spanish Fork. Los Angeles, the Inland Empire, Big Bear, Lake Tahoe and the Eastern Sierra fall inside. San Diego and Sacramento add about $600 per truckload; San Francisco adds about $1,700 per truckload.
Approximate road miles from the factory
Estimated delivery beyond the 650 included miles
Starting price, delivered and set, plus estimated extra miles
Estimate only. California Designer Series starting price with standard delivery and crane set. Beyond 650 miles the rate is $12.75 per mile per truckload; a full-size home ships as two to four modules on separate trucks and is stitched together on your foundation, and your written quote confirms the count. Foundation, site work, stitch, utilities, permits, fees, engineering, pilot cars and sales tax are not included.
Choose your nearest town and plan in the calculator. Beyond 650 miles, it applies $12.75 per mile per truckload to the estimated load count. Full-size homes generally travel as two to four modules on separate trucks. Your written quote confirms the truckloads, required pilot cars and final transportation price before construction.
What the starting price includes
Finished modules in the Designer finish series.
California Residential Code; CALGreen, California’s green building code; and fire sprinkler specification.
Engineered, stamped plans for your building permit.
Delivery for the first 650 miles from Spanish Fork.
The standard crane and set on your foundation.
Irontown’s 10 year limited structural warranty.
Costs not in the home price
These separate costs come from your contractor, city, districts and other providers, with on-site work and fees quoted by the contractor and city, not MCO.
Land purchase.
Site preparation, grading and the engineered foundation.
Utility trenches and water, sewer or septic, electricity and gas connections.
Stitch work connecting and finishing the seams between modules.
Steps, porches, decks and garages outside the plan, plus driveways and landscaping.
Solar equipment and any required battery provision unless included in the quote.
Building permits, plan check, development impact fees, school fees and utility capacity charges.
Site and foundation engineering.
Sales and use tax.
A transport touch-up allowance for minor cosmetic items outside warranty coverage; major transit damage is covered by transport insurance.
Your separate budget covers land, foundation, site work, stitch, utilities, permits, development and school fees, site engineering and tax. Your general contractor prices the on-site work; the city and districts set their charges. MCO does not quote those items.
Impact fees fund public facilities and require findings connecting costs to development (Gov. Code 66000(b), 66001). Payment generally waits until occupancy or final inspection, with infrastructure and service exceptions (66007(c)). Online schedules need updates within 30 days (Gov. Code 65940.1). School fees precede permits: Level 1 is $5.38 per sq ft; qualifying districts charge more. Published impact totals cover different charges: about $1,358 in Paradise to $32,700 in San Diego. Sacramento’s broader example totals about $46,845.
Your contracts determine sales and use tax treatment. Furnished and installed modular buildings and on-site work follow construction-contract rules (CDTFA Regulation 1521). Irontown’s price excludes tax; your quote explains treatment. Your assessor gives the completed home a new construction base year value; land keeps its purchase base year value (Revenue and Taxation Code 50, 70, 71). A prorated supplemental bill follows (RTC 75.10 to 75.55). Your qualifying owner-occupied principal residence receives the $7,000 homeowners’ exemption (RTC 218).
Not a manufactured home, and why that matters
This is not a manufactured home built to the federal Department of Housing and Urban Development (HUD) code or a mobilehome. Irontown builds your house in factory sections to the same California Residential Code as a site-built home. A crane sets those sections on your permanent foundation. On this page, “prefab” and “modular” mean the same thing.
Once set, your home is a permanent building and real property. The county assessor values it as new construction. Most buyers use a construction loan that converts to a mortgage. Your lender decides whether conventional, Federal Housing Administration (FHA) or Department of Veterans Affairs (VA) programs apply.
Built for California: earthquakes, wildfire and energy
Your prefab home is built in sections at Irontown’s Spanish Fork, Utah factory to the California Residential Code with CALGreen and fire sprinklers. The modules travel by truck and are set by crane on your permanent foundation. Irontown has delivered and built across California for years and publishes photo pages of completed California homes. Los Angeles and many Southern California destinations fall within the included delivery miles. Use the calculator for your town.
Earthquakes
Your city or county sets your site’s seismic design category, wind speed, snow load and frost depth in its Table R301.2 design criteria. Irontown’s engineered plans are stamped for those loads during pre-construction. Your home meets the same California Residential Code as a site-built home.
Wildfire and fire zones
Every new California home needs fire sprinklers, included in your California specification (Section R309.2). Applicable fire hazard severity zones require the wildland-urban interface (WUI) fire code, 100 ft of defensible space and building-official certification before construction (Gov. Code 51182; Public Resources Code 4291). Zone 0 rules apply once effective. Like-for-like rebuilds have allowances: Palisades offers 30 day review and suspended permit fees; Malibu offers allowances and waivers. The Eaton Fire area offers a $1,320 ministerial permit with fee deferral.
Solar and energy
The 2025 Energy Code requires a sized solar photovoltaic (PV) system unless an exception applies (Title 24 Part 6, Section 150.1(c)14). Batteries are optional. Electrical service over 125 amps needs battery readiness. Confirm the solar scope in your quote.
See Irontown homes in California
Irontown has delivered and built in California for years. Its published photo pages feature the Point Dume estate in Malibu, the Menlo Park home, the Santa Barbara home, the Beverly Hills home and the Graeagle mountain home. See all Residential Projects
Point Dume Estate, Malibu
Point Dume, Malibu, California
A Malibu estate designed by Sorensen | Architects, Inc., built and delivered by Irontown.
Irontown’s phases total about five to seven months: 1 to 2 weeks, 2 to 3 months, then 12 to 16 weeks. Your city or county’s permit review runs alongside pre-construction and varies by office. Your contractor’s site work adds time.
Feasibility reviewIrontown · 1 to 2 weeksYour $2,000 review is credited to the contract. It covers virtual site and route review, budget, schedule, building requirements, financing assistance and contractor support.
Pre-construction and permitsIrontown and your city or county · 2 to 3 months plus permit reviewIrontown visits your site, develops location-specific plans, addresses code compliance and supplies stamped plans. Its interior designer guides finishes. Your contractor submits the building permit application.
Site and foundationYour contractorYour contractor handles grading, the engineered foundation, utility trenches and connections. The work is timed to your delivery date.
Factory build, delivery and setIrontown · 12 to 16 weeksIrontown builds your modules, ships them to your lot and sets them by crane.
Stitch and finishYour contractorYour contractor connects and weatherproofs the modules, finishes the seams inside and out, then connects and tests the systems.
Inspections and keysYour city or county and your contractorFinal inspections and the punch list come before your walkthrough, documentation and keys. Warranty support follows.
Who does what
Irontown ModularYour seller of record builds in Spanish Fork, runs feasibility and pre-construction, supplies stamped plans, ships and sets your modules, and backs the warranty.
My Cozy OutdoorsYour authorized dealer and single point of contact from first question to move-in helps with plans, your quote, delivery pricing, lender and contractor introductions, and your factory visit.
Your general contractorYour contractor handles site work, foundation, utilities, the building permit application, stitch and finish, and inspections. Your contractor prices this work separately.
Your city or countyReviews stamped plans, permits, and inspects foundation, utilities, set and stitch. Keeps zoning, setbacks, fire zones, snow and wind loads, and design review. Settles factory-built portion review with Irontown.
Your contractor handles the on-site work
On-site contractors need licensing (Business and Professions Code 7026, 7028). General contractors oversee construction (7057). Sprinklers need C-16 licensing or proper subcontracting (7057(c)). Irontown supports contractors during feasibility; contact MCO to see whether we can recommend one in your area. Owner-builders may work personally, employ workers on homes not for sale, or hire licensed trades; selling within one year suggests building for sale (7044). You sign the owner-builder declaration and acknowledgment before permitting (Health and Safety Code 19825).
Most buyers use a construction loan that converts to a mortgage after the home is set and finished. The lender releases funds in draws as work progresses. Ask your lender whether conventional, FHA or VA financing fits your project.
Irontown can refer lenders familiar with modular construction and its draw schedule. These are external references, not financing offered by Irontown or MCO, and approval is not promised. Ask MCO for an introduction with your quote.
Before ordering, you must confirm zoning, permits, fees and code compliance with planning and building offices, and septic with county environmental health.
These published notes identify permit offices, selected fees and local requirements. Fee schedules have different dates and include different charges; the amounts below are not complete project budgets. County rows cover the unincorporated areas of that county.
Zoning, delivery route and site detailsThe longer notes behind the three checks above
A single-family home is a permitted use in residential zones that allow it. The zone and private covenants still govern setbacks, height, lot coverage, hillside restrictions, design review and HOA CC&Rs. Some codes place extra conditions on factory-built homes. The applicable zone and building department requirements for a modular home need confirmation before an order.
Your lot needs a workable truck route, staging area and crane pad. The carrier obtains Caltrans oversize permits and separate local road permits off state routes. Pilot cars depend on module width and route. Metro rush-hour curfews affect deliveries around Los Angeles, San Diego, Sacramento and San Francisco; the quote addresses required pilot cars.
Mountain, desert, coastal and fire-zone lots bring different requirements. Septic goes through county environmental health, and wells have separate permits. Ground snow loads in the Sierra and other mountains, fire hazard severity zones, wildland-urban interface construction and coastal development permits shape the project. Site requirements are engineered into the plans during pre-construction.
Los Angeles areaLos Angeles, Malibu, Los Angeles County, Lancaster, Palmdale, Ventura County
City or county
Permit office, fees and review time we found
Los Angeles
LADBS issues permits under the 2026 Los Angeles Residential Code, and zoning defines factory-built homes in 12.03. The park fee is $8,805 per home outside new subdivisions plus a $200 dwelling unit tax, with school and sewer charges additional. Phone 213-473-3231. Source: Los Angeles Department of Building and Safety, regular plan check
Malibu
Building Safety issues permits under county-amended 2025 codes, with plan check at $2.48 and permits at $2.51 per sq ft. The city publishes modular submittal requirements and settles module review during feasibility. Phone 310-456-2489, extension 390. Source: City of Malibu FY 2026-27 schedule of fees
Los Angeles County
Public Works Building and Safety permits factory-built single-family residences under the 2025 California Residential Code, settling module review during feasibility. There is no countywide impact fee; Eaton like-for-like rebuilds have a $1,320 ministerial permit with fee deferral. Phone 626-458-3173. Source: Los Angeles County: Navigating Factory-Built Homes (guide)
Lancaster
Building and Safety issues permits under the amended 2025 California Residential Code, requiring 95 mph wind design, seismic categories D to F and no snow load. Development fees are about $11,800 for three bedrooms on a 7,000 sq ft lot. Phone 661-723-6144. Source: City of Lancaster Ordinance 1139, 2025 building code amendments
Palmdale
Building and Safety issues permits under 2025 California codes. General facility, traffic and park fees total about $11,400, plus $1 per sq ft for fire, drainage charges, $2,953 sewer capacity and $16,888 to $30,849 for the water zone fee. Phone 661-267-5353. Source: City of Palmdale FY 2026 master schedule of fees
Ventura County
RMA Building and Safety issues permits under the 2025 Ventura County Building Code, with new-home review taking 4 to 5 weeks. Building fees depend on valuation, sprinkler review costs $630, and the county road fee has expired. Phone 805-654-2771. Source: Ventura County RMA Building and Safety fee schedule 2025-2026
San DiegoSan Diego, San Diego County
City or county
Permit office, fees and review time we found
San Diego
Development Services issues permits under amended 2025 California codes, with Information Bulletin 241 covering factory-built housing. Impact fees are about $23,800 to $32,700 per home, plus $3,047 for water capacity and $5,154 for sewer capacity per unit. Phone 619-446-5000.
San Diego County
Planning and Development Services issues permits under the 2025 California Residential Code. Per home, transportation plus RTCIP costs $3,760 to $6,821, parks cost $7,097 to $9,864, and plan review and permits cost about $5,500 to $6,100. Phone 858-694-2960. Source: San Diego County Planning and Development Services fee schedule PDS-613
Inland Empire and High DesertHesperia, Big Bear Lake, Yucca Valley, San Bernardino County, Riverside County
City or county
Permit office, fees and review time we found
Hesperia
Building and Safety applies 2025 codes requiring 105 mph wind and 5 psf snow loads; impact fees are $15,215 plus $10,539 for parks. The Berkeley plans are 15 ft wide, so ask the city first. Phone 760-947-1311. Source: City of Hesperia adopted fee schedule 2025-2026
Big Bear Lake
Building and Safety permits homes under the amended 2025 California Residential Code with ASCE snow loads; sewer costs $4,180 and water $12,417. The Berkeley plans are 15 ft wide, so ask the city first. Phone 909-866-5831, extension 140. Source: City of Big Bear Lake master fee schedule, effective Oct 12, 2025
Yucca Valley
Building and Safety applies the 2025 California Residential Code and Wildland-Urban Interface Code; impact fees are $2,569 for infill or $9,081 for lots created after Oct 2007. The Berkeley plans are 15 ft wide, so ask the town first. Phone 760-365-0099. Source: Town of Yucca Valley code, Chapter 8.02 building codes (Ord. 332)
San Bernardino County
Land Use Services applies the 2025 California Residential Code with roof snow loads of 75 psf in Lake Arrowhead and Big Bear City, 100 in Big Bear Lake and 50 in Wrightwood. Building permits cost about $2,600 to $3,400. Phone 909-387-8311. Source: San Bernardino County Land Use Services Information Bulletin IB-0003, design loads
Riverside County
TLMA Building and Safety applies the 2025 California Residential Code, and zoning defines factory-built dwellings. County impact fees are about $1,900 to $3,900, plus TUMF of $12,380 to $13,927 for homes up to 2,300 sq ft and $4,486 MSHCP. Phone 951-955-1800, extension 5.
Central Valley and Kern CountyKern County, Bakersfield, Fresno, Fresno County, Madera County
City or county
Permit office, fees and review time we found
Kern County
Building Inspection applies the 2025 California Residential Code with snow loads by elevation; transportation fees are $3,427 to $12,870 in specified areas. Dwellings must exceed 16 ft wide in E and R-1; Berkeley plans are 15 ft, so ask first. Phone 661-862-8650. Source: Kern County Public Works, development fees
Bakersfield
Building Division issues permits under the California Residential Code with local foundation and framing amendments. Per home, the park fee is $3,278, sewer is $7,284, and transportation is $7,747 in the core area or $12,870 outside it. Phone 661-326-3720. Source: City of Bakersfield Building Division
Fresno
Building and Safety Services issues permits under the 2025 California Residential Code. Fire, park and traffic signal fees total about $8,135 per home, with street, water capacity and school fees charged separately. Phone 559-621-8058. Source: City of Fresno master fee schedule (Development and Resource Management)
Fresno County
Building and Safety’s code names 2022 codes, with a 2026 update proposed and mountain snow loads reaching 100 psf or more. Modular homes are single-family dwellings; there is no county impact fee, but regional transportation costs $2,118 per home. Phone 559-600-4570. Source: Fresno County Building and Safety
Madera County
Community and Economic Development’s Building Division applies current California codes, requiring ground snow loads of 20 psf below 3,000 ft, rising to 30 psf or more above. Foothill road fees are $19,096, plus public facilities and school fees. Phone 559-675-7821. Source: Madera County Building Division
Central CoastSanta Barbara County, San Luis Obispo County
City or county
Permit office, fees and review time we found
Santa Barbara County
Building and Safety applies 2025 codes, and zoning distinguishes factory-built housing from mobile homes. Plan check costs $7,244 and inspection $10,812 for homes up to 2,500 sq ft; Orcutt impact fees are about $12,977, and coastal permits apply. Phone 805-568-3030. Source: Santa Barbara County Planning and Development, plan check process
San Luis Obispo County
Planning and Building permits factory-built homes as single-family dwellings under the 2025 California Residential Code. Plan check costs $1.44 and inspection $1.01 per sq ft, plus $8,494 for public facilities and $926 for parks. Phone 805-781-5600. Source: San Luis Obispo County Planning and Building fee schedule
Sacramento, the foothills and Lake TahoeSacramento, El Dorado County, Placer County, Nevada County, Truckee, South Lake Tahoe
City or county
Permit office, fees and review time we found
Sacramento
Community Development’s Building Division issues permits under the 2025 California Residential Code. The city’s fee example totals about $46,845 for a 1,500 sq ft home with garage, including about $18,100 in impact fees and $20,826 for water and sewer. Phone 916-264-5011. Source: City of Sacramento residential fee estimate for new construction (CDD-0246)
El Dorado County
Building Division applies the 2025 California Residential Code with parcel-specific snow loads, treating modular units on foundations as detached dwellings. Traffic impact fees are $12,432 to $38,739 per home, plus fire, school and rare plant fees. Phone 530-621-5315. Source: El Dorado County traffic impact fee schedule
Placer County
Building Services applies amended 2025 codes and the most restrictive applicable snow criteria. Facilities cost about $5,620, traffic costs $5,821 to $5,927 in Auburn and Meadow Vista, and parks cost $4,741, plus fire, school and utility fees. Phone 530-745-3000. Source: Placer County Building Services design criteria
Nevada County
Building Department applies 2025 residential and Wildland-Urban Interface codes, with 428 psf ground snow at Soda Springs. Traffic fees are $4,968 to $6,651, school fees are $5.17 per sq ft, and fire district fees are about $1 per sq ft. Phone 530-265-1222. Source: Nevada County 2025 building codes and design criteria
Truckee
Building and Safety applies 2025 codes with ground snow loads of 130 to 545 psf and treats factory-built modular homes as single-family dwellings. Combined impact fees are $12.76 per sq ft, plus utility connections. Phone 530-582-7821. Source: Town of Truckee development impact and mitigation fees
South Lake Tahoe
Building Division applies 2025 codes with ASCE snow loads; factory-built homes are allowed wherever single-family homes are. There is no city impact fee, but sewer costs $4.74 per sq ft and water capacity starts at $12,617. Phone 530-542-6010. Source: City of South Lake Tahoe 2025 code design criteria
Eastern Sierra and the Mother LodeTuolumne County, Mammoth Lakes, Mono County, Plumas County
City or county
Permit office, fees and review time we found
Tuolumne County
Community Development’s Building and Safety Division issues permits under 2025 codes, with parcel snow loads in its building viewer. Traffic costs $4,251 to $5,745, county services cost $3,156 to $3,888, and school fees are $2.63 to $5.38 per sq ft. Phone 209-533-5633. Source: Tuolumne County Building Division
Mammoth Lakes
Building Division applies 2025 codes with ground snow loads of 230 psf through 8,500 ft and 300 above. Factory homes on foundations are permitted in residential zones; nine impact-fee categories have unpublished amounts, and water connections start at $9,789. Phone 760-965-3600. Source: Town of Mammoth Lakes Community Development fee schedule FY 2025-26
Mono County
Building Division applies 2025 codes with ground snow loads of 65 psf in Bridgeport, 125 in Crowley Lake and 155 in June Lake. Modular homes face design standards; no countywide impact fee applies, but fire fees reach $0.75 per sq ft. Phone 760-924-1823. Source: Mono County Building Division design standards
Plumas County
Building Department applies current California codes and requires an ASCE snow report, with roof snow loads of 60 to 200 psf and 80 psf in Graeagle. Facilities fees follow a resolution, and school fees are $5.17 per sq ft. Phone 530-283-7011. Source: Plumas County Building Department
North StateParadise, Butte County, Redding, Shasta County
City or county
Permit office, fees and review time we found
Paradise
Building Resiliency Center applies 2025 codes with a 30 psf minimum roof snow load. Impact fees total about $1,358 to $2,788 per home, and factory-built dwellings must meet foundation, roof and siding requirements. Phone 530-872-6291, extension 411. Source: Town of Paradise building design criteria (2026)
Butte County
Development Services issues permits under 2025 codes and treats factory-built homes as single-family homes for zoning and fees. County impact fees are $4,965.89 per home, plus a Paradise ridge park fee of $0.82 per sq ft. Phone 530-552-3700. Source: Butte County master fee schedule
Redding
Permit Center’s code names the amended 2022 California Residential Code, with snow loads set by the Building Official. Storm drainage costs $891.40 and school fees are $5.38 per sq ft; other impact fees follow resolution, and zoning has no factory-built reference. Phone 530-225-4030. Source: City of Redding adopted FY 2026-27 master fee schedule
Shasta County
Resource Management Building Division applies 2025 codes with parcel-specific snow loads and 95 mph wind, treating factory-built homes as one-family residences. Impact fees are $6,297.16 to $9,656.69, septic starts at $804.75, and school fees are $5.38 per sq ft. Phone 530-225-5761. Source: Shasta County fee list (Resource Management)
North Coast and wine countrySonoma County, Mendocino County
City or county
Permit office, fees and review time we found
Sonoma County
Permit Sonoma’s code names 2022 standards with 95 mph wind; traffic and park fees total about $12,354 per home before other charges. Factory-built homes are single-family dwellings under its permit policy, with module review settled during feasibility. Phone 707-565-1900. Source: Permit Sonoma Policy 4-0-9, factory-built housing permits
Mendocino County
Planning and Building Services issues permits under 2025 codes and treats factory-built homes as single-family dwellings. There is no county impact fee, but district fees apply; Environmental Health handles septic and wells, and coastal permits precede building permits. Phone 707-234-6650. Source: Mendocino County Ordinance 4553, 2025 building codes
These state rules shape your project, and the section references are here for your building department.
California’s 2025 building standards took effect Jan 1, 2026. Irontown’s California homes meet the California Residential Code with CALGreen, California’s green building code, and fire sprinklers. Your stamped plans cover your site’s snow, wind and seismic loads.California Residential Code R301.2
Your building department reviews stamped plans and inspects installation and site work. Your city or county keeps zoning, setbacks, loads, fire zones and design review. How it reviews the factory-built portion is settled during feasibility and pre-construction for your project.Health and Safety Code 19992 and 19993
For 25 or fewer homes, completeness notice is due within 15 business days. A decision or full comments follow within 30 business days after completeness. Outside-agency reviews pause that clock; agreed extensions apply. Planning permissions have separate timelines.Gov. Code 65913.3
You generally pay impact fees at occupancy or final inspection, with legal exceptions. Fee schedules must be online. Separate school fees come before your permit: Level 1 is $5.38 per sq ft, and qualifying districts may charge more.Gov. Code 66007(c); Gov. Code 65940.1; Gov. Code 65995
New homes need sprinklers. Applicable fire zones require construction that follows wildfire rules, 100 ft of defensible space and your building official’s certification before construction. Zone 0 requirements apply once effective.Section R309.2; Gov. Code 51182; Public Resources Code 4291
California’s 2025 energy rules require a sized solar photovoltaic system unless an exception applies. Batteries are optional, but electrical service over 125 amps requires battery readiness. Confirm what solar equipment your quote includes.Title 24 Part 6, Section 150.1(c)14
Your county assessor sets your completed home’s new construction base year value. A prorated supplemental tax bill follows. You receive the $7,000 homeowners’ exemption if your owner-occupied principal residence qualifies.Revenue and Taxation Code 50, 70, 71; RTC 75.10 to 75.55; RTC 218
Septic needs county environmental health permitting, and wells need county or water-agency permits. Coastal-zone homes also need a coastal development permit. Your city or county generally handles it under its local coastal program; otherwise, the Coastal Commission does.Public Resources Code 30600
Your on-site contractors must follow licensing rules, including separate requirements for general building and sprinkler work. You may qualify for an owner-builder exemption under specific conditions. You must sign the required declarations before your permit is issued.Business and Professions Code 7026, 7028; 7057; 7057(c); Business and Professions Code 7044; Health and Safety Code 19825
Visit the Spanish Fork factory
Walk through finished modules on the factory line and see finish series in person in Spanish Fork, Utah. The factory is about an hour south of Salt Lake City International Airport, which has direct flights from the main California airports. Contact MCO to arrange your visit.
Looking for something smaller? See our modular ADU homes (400 to 1,200 sq ft backyard homes and casitas) and park model homes (cabins for resorts and RV lots).
Irontown’s California Designer Series starting prices run from $304,000 for Walker to $548,800 for Mill Creek. Delivery and standard crane set include 650 miles from Spanish Fork; beyond that, transportation is $12.75 per mile per truckload, plus required pilot cars. Land, foundation, site work, stitch, utilities, fees, site engineering and tax are separate.
No. These Irontown modular homes are built to the California Residential Code with CALGreen and fire sprinklers. They are not manufactured homes built to the federal HUD code or mobilehomes. They become permanent buildings and real property on permanent foundations.
The local department reviews engineered, stamped plans and inspects the foundation, utilities, installation and other site work. How it reviews the factory-built portion is settled with that department during Irontown’s feasibility review and pre-construction, project by project.
Irontown lists 1 to 2 weeks for feasibility, 2 to 3 months for pre-construction and 12 to 16 weeks for construction and delivery. Local permit review is additional. Site, permit or building delays can change the schedule.
Published impact-fee totals range from about $1,358 in Paradise to about $32,700 in San Diego, with different included charges. School fees are separate: the 2026 Level 1 amount is $5.38 per sq ft of assessable space. Qualifying districts can charge higher levels; utility and other fees may also apply.
The project must address the lot’s local design requirements. Engineered plans account for applicable snow loads and fire hazard severity zones. California units include sprinklers; applicable wildland-urban interface construction and defensible-space requirements also apply. Access and crane staging are part of feasibility.
A modular rebuild follows the jurisdiction’s project requirements. Published provisions include 30 day review and suspended permit fees for Palisades like-for-like rebuilds, Malibu like-for-like allowances and waivers, and a $1,320 ministerial permit with fee deferral for Eaton Fire like-for-like rebuilds. Eligibility depends on the local rules.
Buyers commonly use construction loans that convert to mortgages, with progress draws. Ask MCO for an external lender introduction; approval depends on the lender. A licensed general contractor handles on-site work and prices it separately, subject to California’s conditional owner-builder exemption.
Your city or county sets your site’s seismic design category, wind speed and snow load in its Table R301.2 design criteria. Irontown’s engineered plans are stamped for those loads during pre-construction. Your home is built to the same California Residential Code as a site-built house.
On a permanent foundation, your home is a permanent building and real property, not a vehicle or a titled manufactured home. The county assessor values it as new construction. Buyers use construction loans that convert to a mortgage. Ask your lender about conventional, Federal Housing Administration (FHA) or Department of Veterans Affairs (VA) programs.
Feasibility takes 1 to 2 weeks. Pre-construction takes 2 to 3 months. Construction and delivery take 12 to 16 weeks. Together, Irontown’s three phases total about five to seven months. Your city or county’s permit review runs alongside pre-construction and varies by office. Your contractor’s site work adds its own time.
Starting prices include Designer modules, California Residential Code compliance, CALGreen, California’s green building code, sprinklers and stamped plans. Delivery and standard crane set include the first 650 miles from Spanish Fork. You also budget for land, foundation, site work, stitch, utilities, permits and fees, engineering and tax. Your contractor and city price their portions separately. My Cozy Outdoors does not quote those separate items.
Walker and Aspen offer basements. Berkeley 2 offers a garage level; Bunkhouse offers an upstairs bath. Phase 2 includes limited design customization. Designer, Modern, Balance and Rustic finishes are priced in your quote. Irontown’s interior designer helps you choose during pre-construction. Your contractor builds garages, porches and decks outside the plan on site.
Irontown builds, ships and sets your modules. Your contractor builds the foundation to the structural engineer’s plans and handles stitch and finish. The feasibility review includes contractor support. Irontown has connections to some general contractors, so contact MCO to see whether we can recommend one in your area.
No, a visit is not required. You can walk through finished modules on the line and see the finish series in person. The factory is about an hour south of Salt Lake City International Airport. Direct flights connect that airport with the main California airports. Contact My Cozy Outdoors to arrange your visit.
Rules were read in September 2026. This summary is not legal advice or approval. Rules change, and local offices decide how they apply. You are responsible for confirming zoning, permits, impact fees, septic approval and code compliance for your parcel, plan and use before ordering. MCO helps and advises but takes no responsibility for those matters.
Request your California home quote
Tell us your lot location, county and preferred plan. MCO will help you explore layouts, California specifications, finish choices and delivery pricing, and explain Irontown’s next steps.
LOVE this suana. Maya and Norse Steam Team were amazing to work with!
DDavidAug 4, 2026
A sauna turns your garden into a spa oasis. We debated it for a while, but after renovating our house, we pulled the trigger and bought a sauna from Norse Steam and Maya. She was always super responsive and helpful throughout the process. Don't kid yourself, getting a really nice sauna is not that easy. Sizing and heating need to be figured out, as does the building, but we have always had a helpful partner on our side. She never upsold us on anything we didn't need, and we got some nice freebies when the sauna was delivered. And now we can really enjoy every moment in our garden.
KFKimberly FosterApr 6, 2026
I'm really happy with my sauna purchase. Maya gave above and beyond excellent customer service. She wasn't pushy and gave impressive followup after the delivery to make sure everything was just right.
DEDoug EvansMar 31, 2026
I enjoy my FD2 Sauna with Red Light, Infrared and radiant heat. Use it 5x a week and my post workout soreness is minimal and sleep great. Maya at Norse Steam was excellent to work with.
CCFFeb 27, 2026
got amazing support for all my questions, fast delivery, and the team even reached out to me after to make sure everything was in order. perfect experience. highly recommended.
BBenFeb 10, 2026
We purchased the 3-person sauna for our outdoor garden. We chose the cube sauna for the aesthetic and could not be happier.
I assembled by myself except for the 2 large panels (requires a few people). Instructions were good - took me two partial Saturdays to complete and a few hours to unpack and organize in advance of assembly. Had my elec. add a NEMA enclosure on the back for the controller and power for lights and a 2nd panel for the wireless control.
Customer service was excellent
PPatrickDec 8, 2025
They really went above and beyond to get my sauna up and running. I would really recommend them for any of your needs.
MPMike PoierNov 18, 2025
Awesome Sauna and Awesome Company and Experience purchasing it from Maya!
After much research I chose the Finnmark FD-2 and it has met and exceeded all my expectations! Easy to assemble and it functions great - just as advertised. I highly recommend it for home use!
EAErika AHOct 16, 2025
Recently purchased the Finnmark one person after much research. Extremely happy with it and the ordering process. Maya was very responsive and helpful during the process and keeping us updated while we waited for shipment. There were several places I could have ordered this, but i chose Norse Steam based on the communication and customer service which was fantastic. The shipment was also excellent. The setup was pretty seamless for two people - but the best part is the sauna experience 10/10
GGJOct 5, 2025
Maya is amazing - super helpful and responsive. Looked at many stores, these guys have the best prices and service. Highly recommend
GRGordon RedmondSep 16, 2025
Norse Steam, and specifically Maya, were extremely helpful as I was making the decision for our Sauna. I was able to get all of the necessary details to make a decision as construction was happening in my backyard to make space for it.
We absolutely love the CL7G. It is extremely comfortable for 6 people (can fit more less comfortably). The Thermory Spruce and Aspen in the interior smells great. The lighting is lovely. We paired the CL7G with the Harvia Spirit 10.5kw.
RSRuslan SorochukSep 15, 2025
Had great experience shopping at Norse Steam for the new heater. They had very good deal, with rocks. Customer service was good, and responded very fast with my questions. Received the heater, and it looks good, and the quality seem to be great. Will install soon, and am very excited to start experiencing sauna the way it ment to be
thanks Norse Steam for flawless transaction - I got instant replies on my questions, received competitive price on the wood stove and got it delivered within two weeks!
Can highly recommend Norse Steam for others.
JRJim R. SmithJul 29, 2025
Smoking Hot Tub!
I got the Norse Steam SaunaLife wood-fired hot tub, the S4N model, and its been seriously great. It heats up quicker than I expected, usually around an hour and a half, and once its hot, it stays that way for a good long while. The wood-fired system is simple to use, and honestly kind of fun.
The tub itself feels solid and well put together. The thermo-spruce exterior looks beautiful in person, and the fiberglass interior is smooth, deep, and easy to clean. Its the kind of setup that just works without a bunch of fuss, which I really appreciate.
Also, the team at Norse Steam was genuinely great to work with. Super helpful, quick to respond, and made the process really easy from start to finish. It felt like they actually cared that I was happy with it. The tub has totally become a go-to way to unwind, and I wouldnt change a thing.
JWJarrod WJul 28, 2025
Great products, outstanding service
This is a terrific stove from Harvia and is top quality, as youd expect from a reputable brand thats been in the sauna business for so long. Doing business with Norse Steam was also a pleasure. The order was processed quickly, communications from the company kept me up to date with processing and shipping, and everything arrived in perfect condition. Even scheduling the freight delivery for the stove and stones was a piece of cake. Everything went very smoothly and I will surely do business with them again in the future. Thanks for making it so easy
SStephenJul 28, 2025
Maya was so knowledgeable and responsive
Maya was so knowledgeable and responsive. She helped me understand the product options and found a fantastic solution that fit our needs. Her follow through was very helpful and made us comfortable with our decision. We are extremely happy with the end result!
WWolfApr 3, 2025
Great service
I recently purchased the Harvia Club sauna equipment, and I am thoroughly impressed with both the product and the customer service experience. The heaters robust performance and durable stainless steel construction make it ideal for larger sauna spaces, providing consistent heat and a relaxing environment. Its compatibility with advanced controls ensures a personalized sauna experience every time.
The customer service team was exceptional, prompt, knowledgeable, and helpful throughout the purchase process. They ensured smooth delivery and provided clear guidance on installation and operation. Overall, I highly recommend Harvia Club for anyone seeking premium-quality sauna equipment backed by excellent support!
BTBenjamin TedderMar 18, 2025
Great Sauna & Purchase Experience
Great experience purchasing Finnmark FD-2 from Norse Steam. Good communication and easy to assemble. Temperature increases quickly (30 minutes or less to 140) and maintains well. So far this has been a great purchase.
MMikeDec 28, 2024
Great sauna and great customer service
We purchased the Finnmark SD-1 sauna. Maya was extremely helpful with the purchase. We had an issue with the sauna not reaching the maximum temperature, and Maya connected us with the appropriate technician that explained how to correct the issue. The sauna now heats to the maximum temperature (170 degrees) in less than an hour, and it is a great unit. We are very happy with it, and we would definitely purchase from NorseSteam if we needed any other items.
JKJonathan KneibDec 26, 2024
Sauna Review
I recently purchased a sauna from Norse Steam, and I couldn't be more impressed with the entire experience. From start to finish, their customer service was exceptional, and Maya deserves special recognition for her outstanding support!
Maya was incredibly knowledgeable and patient, answering all my questions about the sauna features, installation process, and maintenance. She went above and beyond to ensure I selected the perfect model for my home. Even after the purchase, Maya followed up to make sure everything was running smoothly and that I was satisfied with my sauna.
The sauna itself is top-notch beautifully designed, durable, and easy to use. It's clear that Norse Steam takes pride in the quality of their products and their commitment to customer satisfaction.
If you're considering a sauna, I wholeheartedly recommend Norse Steam. With their excellent customer service and high-quality products, you're in great hands. Thank you, Maya, and the entire Norse Steam team for a fantastic experience!
