Yes, modular homes can come with appliances, but appliances are not automatically included in every modular home. The manufacturer, home model, builder, and purchase contract determine whether the home includes a refrigerator, range, dishwasher, microwave, washer, or dryer.
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A quote may cover 2 appliances or a much wider package. Some modular homes include a standard kitchen appliance package. Others include only the cabinets, utility connections, and appliance spaces, leaving the buyer or general contractor to purchase and install the appliances.
Which Appliances Are Usually Included?
A range or cooktop is more likely to appear in a base package than a refrigerator, dishwasher, washer, or dryer.
| Appliance | Typical treatment |
|---|---|
| Range or cooktop | Often included in a standard or upgraded kitchen package |
| Oven | Usually included with a range or listed separately |
| Refrigerator | Sometimes included, but frequently optional |
| Dishwasher | Often included in upgraded packages |
| Microwave | Usually part of an upgraded package or optional |
| Washer and dryer | Commonly excluded, although hookups may be provided |
| HVAC equipment | Usually specified separately from kitchen appliances |
| Water heater | May be included, depending on the home package and installation plan |
The word "appliances" has no universal meaning in a modular-home quote. One builder may use it to mean only the range and refrigerator. Another may include a full stainless-steel package.
Why Does Appliance Inclusion Vary Between Modular Homes?
Appliance inclusion varies because modular-home pricing follows a specific model, specification sheet, and builder scope of work. One manufacturer may include appliances in the factory package, while another may treat them as buyer-supplied items.
Impresa Modular says its modular home factory does not typically supply electrical appliances. Champion Homes, by contrast, advertises kitchen appliance packages and ENERGY STAR-certified appliances for certain factory-built home offerings.
Models can also differ within the same manufacturer. Some Commodore Homes specifications list a refrigerator and range as standard. Other model packages add a dishwasher and microwave.
Are Appliances Installed At the Factory or On the Building Site?
Some appliances are installed in the modular sections at the factory. Others are delivered separately and installed by the local builder or general contractor.
Built-in appliances such as dishwashers, cooktops, and wall ovens need to line up with the cabinets, so they are more likely to be coordinated with the home package. Freestanding refrigerators, washers, and dryers can be shipped separately and installed after the home reaches the site.
A modular-home project may include:
- The appliance itself
- An electrical outlet
- Plumbing connections
- A vent or duct
- A cabinet opening
- Delivery without installation
- Installation by the site contractor rather than the factory
A kitchen opening does not prove that the appliance itself is included. Check the specification sheet and contract.
Does a Modular Home Usually Include Washer and Dryer Hookups?
Yes, washer and dryer hookups are more common than the actual washer and dryer.
A specification sheet may include:
- Hot and cold water connections
- A drain
- A 240-volt dryer outlet
- A dryer vent
- A utility-room cabinet or sink
Those connections do not mean that the washer and dryer are part of the purchase. Some modular-home specifications list the laundry room as "plumbed and wired" without listing the appliances.
How Do Modular Homes Compare With Manufactured Homes?
Modular homes and manufactured homes follow different regulatory paths. In the United States, modular construction generally follows applicable state and local building codes, similar to site-built housing. Manufactured homes are regulated under the federal HUD Code.
HUD documentation about factory-installed appliances and appliance information applies to manufactured homes. It should not be used as proof that appliances are included with a modular home.
For a modular home, appliance inclusion comes from the builder's specifications and the purchase contract.
What Should You Check Before Signing a Modular-Home Contract?
Ask the builder for an itemized appliance schedule before signing. It should identify:
- Every included appliance
- The brand and model number
- Whether each appliance is standard or an upgrade
- Whether delivery is included
- Whether installation is included
- Whether permits, electrical work, plumbing, and venting are included
- Who provides the appliance warranty
- Whether an appliance allowance can be used with another brand
- Whether the refrigerator, washer, and dryer are excluded
- Who pays if an owner-supplied appliance does not fit the planned opening
The phrase "appliance package included" is not specific enough by itself. The contract should list each appliance and, where possible, its model number.
Bottom Line
Compare the finished scope, not only the advertised base price. If one quote includes a range, refrigerator, dishwasher, and installation while another includes only the cabinet openings and hookups, the lower price may not remain lower after you buy the missing items.