MOD X Scotland - a reflection from Geoff Anderson

Schemata Workshop and many of its staff members have been actively engaged in initiatives and advocacy efforts to promote the adoption of modular and prefabricated construction in the Pacific Northwest. This work involves participation in the Housing Development Consortium’s (HDC’s) Offsite Construction Task Force (OCTF), which focuses on advancing policy and practice to support the delivery of affordable housing through offsite construction methods.

This ongoing work served as the motivation for Geoff Anderson, principal at Schemata Workshop, to participate in MOD X Scotland this past November. The goal was to gain a deeper understanding of how Scotland’s prefabrication industry is evolving and to identify lessons that could be applied in our own region.

MOD X is leading a national effort known as the HUD Breakthrough Regional Pilots Project. The initiative is designed to help regions across the country harness the potential of offsite construction to address housing supply shortages, accelerate delivery timelines, and strengthen community resilience. A key objective of the Scotland trip was to learn how similar goals are being pursued in Scotland, and how they might translate to the Pacific Northwest.

Geoff joined 22 other participants, primarily from the U.S., representing a broad cross-section of the industry, including educators, builders, general contractors, housing developers, manufacturers, and architects. Over four full days, the group participated in tours, educational sessions, and peer-to-peer knowledge sharing.

Alexander Timber Design

Touring Scotland’s Prefabrication Ecosystem

The itinerary included visits to five prefabrication manufacturing facilities and a master-planned housing development, as well as tours of the BE-ST Innovation Center and the Trimble Technology Lab. The group also attended BE-ST Fest, a summit focused on building technology, sustainability, and innovation.

Through these visits, we gained insight into the history and current state of manufactured housing in Scotland. Primarily, the manufacturing we observed focused on panelized construction, although there is ongoing research into modular construction using cross-laminated timber (CLT) at the innovation center. Much like the Pacific Northwest, Scotland relies heavily on timber as a primary building material for housing.

The factories we toured were former lumber yards that invested in infrastructure and technology to transition into manufacturing plants. Furthermore, some of these factories have formed strong partnerships and have even been acquired by home builders, resulting in a vertically integrated industry that spans raw material sourcing, fabrication, and final home delivery.

CCG Plant

Manufacturing Approaches and Innovation

We saw a wide range of manufacturing approaches, ranging from manual fabrication by small teams to nearly fully automated operations resembling high-tech automotive plants. We also explored the differences between open-panel and closed-panel construction methods. Open panels typically consist of framing and one side of sheathing, requiring that the insulation, building systems, and finishes still must be completed onsite. Closed panels, by contrast, arrive with much of the assembly already complete. With a closed panel, there are some unique details required to finish and install things like plumbing and electrical onsite, as well as for securing the panels in place. From what we heard, there is a desire to move more towards closed panels, since it is seen as a more environmentally sustainable approach.

Winchburgh Master Plan

Key Takeaways for the Pacific Northwest

One of the most significant takeaways from the MOD X Scotland experience is the role that coordinated support plays in the success of the offsite construction industry. In Scotland, government agencies and universities have made sustained commitments to research, testing, and knowledge sharing. This support has helped foster innovation and has led to the creation of resources such as the BE-ST Innovation Center and the Trimble Technology Lab.

At the same time, home builders in Scotland appear to have embraced manufacturing as part of their housing delivery model, creating a reliable pipeline that supports industry growth. Conversations with manufacturers made it clear that both technology and construction methods are evolving rapidly, driven by ongoing investment and collaboration.

Many of these lessons feel directly transferable to the Pacific Northwest. As our region works to address the housing affordability crisis, the insights gained from Scotland reinforce the importance of collaboration, innovation, and long-term commitment. We look forward to continuing to support HDC’s Offsite Construction Task Force and contributing to the goals of the HUD Breakthrough Regional Pilots Project as this work moves forward.

Mike Mariano, cofounder and principal at Schemata Workshop, is currently at MOD X Boston as a follow-up to Schemata Workshop’s commitment to off-site construction. Come back soon to hear about his reflections.

Modular’s day in the sun

Early on in the construction of Kirkland Avenue Townhomes, Schemata Workshop decided to create a video depicting the modular construction process. We hope this documentation will clearly explain why we believe modular will be a catalyst for change in the affordable housing industry. Thanks to Frazer | Pogue Collective for creating this beautiful video that really tells our story so well.

And, as satisfying as it was to see the completion of Kirkland Avenue Townhomes, what was even more rewarding was to physically help some of the families move in shortly after the ribbon cutting ceremony. They were excited to leave their old units in Sunset Terrace and to be the first residents to live in their highly sustainable, light-filled, new homes.

Welcome all!

Looking back: final steps in modular construction of the Kirkland Avenue Townhomes

A few months ago Schemata Workshop blogged about the process of modular construction. We took you through the first 7 stations of the process, (please see A Detailed Look). Now that families are moving into the townhouses in Renton, we'd like to show you the final steps involved in modular construction at the factory.

Station 8 | Ceiling Install

By station 8 you can see the ceiling is installed and all pertinent weather resistant barriers are in place on the roof and the exterior walls. We’re ready to begin focus solely on the interior finishes.

Station 9 | Finishing of Drywall

Interior Drywall is finished, taped and sanded in station 9.  The walls are painted at this point, prior to the majority of finishing of carpentry, plumbing and electrical fixtures.

Station 10 | Finish Carpentry and Plumbing

Key finish carpentry elements and plumbing assembly is done off line in stations.  Here a plumber assembles plumbing fixtures to their countertops offline.

In a separate paint booth finish trim for base, door and windows is painted

Station 11 | Trailor Bed

At this point, the entire module is placed onto a trailer bed.

Careful attention is given to ensure that the module is set squarely on the trailer so the load is fully balanced during transport.

Given the layout of the factory floor, the entire trailer is driven up onto skids so the module can travel perpendicularly on the factory floor.

Station 12 | Door, Lighting Fixtures and Upper Cabinetry Install

Doors are hung on their jambs and the upper cabinets are installed.  At this time the electrical fixtures are installed.

Station 13 | Appliances and Shipment protection.

Appliances are installed and the units are almost ready for shipment.  Protection board is placed over any surface that could possibly incur damage during shipment or subsequently during the on site button up.

On that note, here you can see the missing drywall that was intentionally left off to allow for first floor to second floor plumbing connections.  This section of drywall would need to be finished in the field.

Station 14 | Shrink Wrapping

Like a boat, the units are covered in a shrink wrap material  Here a blow torch applies heat to seal the units up for shipment.

Station 15 | Shipment

The boxes are brought out of the factory and await pickup to be shipped to their final destination, Renton, Wa.

Site 1 | Staging

The modular boxes which were shipped with both first and second floor modules sharing a common top and bottom rim joist.  These larger boxes were stored off site in a staging lot. On the staging lot, the two boxes are sawn apart and as such these types of modules are called sawboxes.  Once split into separate modules, the boxes are transported on a smaller trailer bed a short distance to the construction site.

Site 2 | Craning

A 250-ton crane was used to lift the boxes onto the foundation.  Special rigging is used and the crane location, and size, was dictated by existing power lines on site. 

Site 03 | Fireproofing and Structural Straps

As the boxes come along a separate crew follows up and places batt insulation, shown here in yellow, the insulation acts as a fire/smoke separation between units.  Additionally, crews mechanically attach straps which structurally tie the modules to the foundation and to each other.

Site 04 | Fine Tuning

As the boxes are set, the Set Contractor uses a come-along winch to fine tune the stack between first and second boxes.  Once the box is finely adjusted the crane releases all weight.

Site 05 | Weather proofing

Once the boxes have been set, the construction takes on a more typical construction process. The air barrier is seamed together at all gaps between modules, all while the roof trusses are set atop the second floor modules.  Once the trusses are in place, the roof is sheathed, papered, and shingled.

Site 06 | Insulation and Siding

Continuous exterior insulation is installed and the siding goes on shortly thereafter. 

Finishing touches such as awnings, gutters, and downspouts are installed.

Site 07 | Completion

A couple of coats of exterior paint and plenty of site work and the project is finished!

Kirkland Avenue Townhomes featured by HUD Washington

We've been documenting our process of creating Renton Housing Authority's Kirkland Avenue Townhomes since the beginning. As the first modular, multi-family housing project in Western Washington, it's an important step not only for Schemata Workshop, but for our partners at Renton Housing Authority, and for the Seattle area as a whole. Now that the Townhomes are complete, they're starting to get noticed! The ribbon cutting was attended by many, including Senator Hasegawa, and the Sunset Terrace revitalization has now garnered attention from HUD Washington. An article came out today that features the Kirkland Avenue Townhomes as a good example of the amazing progress happening in Renton's affordable housing sector. Click the image below to read the full write-up.

Modular buildings for Renton Housing Authority take shape.

For a little over a year now, Schemata Workshop has been working with Renton Housing Authority (RHA), Shelter Resources, and The City of Renton in the development of 18 units for The Renton Housing Authority.  The entire development of Kirkland Avenue Townhomes incorporates progressive building and environmental strategies that are new to the city and RHA.  On site there are stormwater maintenance strategies putting rain gardens/bioswales in the public right of way. Specific to the topic of this post, modular building strategies are used to create efficiency and regularize the quality of the finished product.

Many misconceptions surround the delivery method of modular building.  Outside the modular building industry people are familiar with Structurally Insulated Panels (SIPs) or the ubiquitous mobile homes. In contrast, the way we will use modular construction will be completely indistinguishable from site built construction.  Kirkland Avenue Townhomes will be built of a system of fully finished module blocks, about the size of a shipping container, that are replete with all finishes, plumbing, toilets, windows, etc.  These modules are delivered to the site, craned into place, strapped together, and then the roofed in a matter of weeks.  

Building projects modularly has its advantages over site built construction.  The factory environment eliminates outside elements, minimizing rain and water damage, as well as the mold and health issues that can accompany them.   It holds the potential to speed up construction since disparate trades can work concurrently.  For instance, currently on site in Renton, Pavilion Construction, the General Contractor, is finishing up the foundation while Champion Homes, our Modular Subcontractor, is framing and plumbing walls.  This overlap can shorten construction time which not only reduces costs of construction but allows the Renton Housing Authority to place tenants faster. 

Champion Homes has developed a very efficient process in their factory line. The floor of the module moves continuously from bottom left up, when it is craned onto rollers where it moves down the line.  Other elements, such as the walls and the ceiling are framed alongside the line, and craned onto the floor as they are finished.  Many processes are different from standard construction, since there is no concern of weather affecting, or damaging, interior finish materials, work that typically must wait for the building to be dried-in happens concurrently to structural framing.  This not only changes sequencing, but also changes how details are executed.

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Follow our upcoming blog posts to see the townhomes under construction at the Champion factory in Weiser, Idaho.