Guest Suite

Yes, and for a guest suite, it’s the upgrade that matters most. A shed with a bathroom gives your visitors real privacy and comfort, whether that’s a half bath with a sink or a full bathroom with a shower, so overnight stays never mean shuffling guests through your house at 2 a.m. If connecting to your home’s plumbing isn’t practical, non- traditional options like composting and incinerating toilets work beautifully — some of our customers host guests year-round with them. Every municipality has its own rules on plumbing and permits, so requirements depend on your location. Check our FAQ for details, or talk with a design consultant about the best bathroom setup for your guest suite.

The process for an unpermitted shed is very simple and straightforward:

• Phone or video meetings with our design consultants to plan your design will result in an initial quote.
• A deposit will move you forward to receiving a set of drawings (not for permitting) and the final design process.
• Once you approve this design, you’re ready to pay a 50% down payment to move your Modern Shed into production!
• Fabrication time varies based on window and door availability and customization, anywhere from 2-6* weeks.
• Delivery and installation can be scheduled and arranged. Departure from our factory must occur within 2 weeks of completion.
• Installation can take anywhere from a few days to a few weeks depending on several factors such as ground conditions, weather, electrical and interior finishes.

*custom design or certain windows and doors may increase this timeline.

Timelines:

• Design your shed alongside our consultants (Included unless bathrooms or kitchens are involved—permitted below) Timeline varies dependent on the customer’s needs and priorities.
• Pay initial deposit. Timeline: varies dependent on customer
• Approve the design and pay a 50% deposit and select colors. Timeline: varies dependent on customer
• Material including doors and windows are ordered specifically to your design. One day after above is received.
• Fabrication of hand carry-able panels takes a couple of weeks. But windows and doors are on a widely varied timeline which can change daily. Timeline: varies dependent on current availability of certain products such as doors and windows.
• Once the estimated time of completion in our plant is known, delivery and installation can be scheduled with the installer. This will occur between our logistics person, the customer, and the installer. Timeline dependent upon customer.
• Once all panels are fabricated and all windows and doors have arrived, the material is readied for shipping. Methods of shipping vary from load and delivery in our enclosed trailers to LTL (less than a truck load commercial carrier). Timeline: dependent upon distance and weather.
• Delivery and installation. The installation team should unload and stage the material and prep the site for the installation (sometimes the groundwork is done prior to arrival of the package). Installation of the base components, once the prepared surface is ready for a 10×12 shed, takes 2-3 days with extra time needed for interior finishing and on-site paint if that is selected by the customer and electrical work.

••Porches/decks- Modern Shed does NOT provide decks or porches or steps. This should be done by someone of the customer’s choosing. If time allows, our recommended install crew may be able to offer this under a separate contract.

Our largest Modern Shed structures are a true investment in your property and lifestyle. We take great pride in providing a premium experience along the way, and as such, these projects take a measured amount of time longer than a less complex un-permitted structure. While the quality of all our Modern Shed projects is always held to the highest standard, the planning process is much more comprehensive, often requiring deeper levels of customization for our clients. Please allow a minimum of 9-20+ months (estimates based on actual projects). Click More to view each individual step and the anticipated timeline.

Planning and building a structure requiring a building permit is broken into 6 steps:

• Design: Designing a full-blown ADU vs an oversized office, both requiring a building permit vary widely. We offer both services. Allow a minimum of 2-4 weeks. There is a design fee for these services. You may also employ your own designer or architect.
• Drafted plan sets: Our draftsman can create (charged separately) a set of plans required for engineering and permit acquisition. Allow a minimum of 3-4 weeks.
• Engineering: We can provide to you, structural engineering requirements for permitting with a wet stamp set of plans. Allow a minimum of 3-6 weeks.
• Pricing: Even though all our structures are built to base IBC (international building code) specifications, each jurisdiction may still require engineering and wet stamp and may cause certain add-on or changed items within the building envelope based on design and specific geographic location. Therefore, our structures are ALWAYS repriced after engineering. Allow a minimum of 2 weeks.
• Fabrication: Once you have signed off on updated pricing and plans, fabrication can take anywhere from 6-16 weeks depending on availability of materials (especially doors and windows).

••Installation: Due to the nature of a larger structure, delivery and installation costs are considerably higher than smaller non-permitted structures. Larger structures may require full semi-truck delivery with forklift for example. All jurisdictions require a licensed general contractor or homeowner/contractor of record. This person is responsible for all aspects of installation after the Modern Shed material package is delivered. This includes but is not limited to, unloading, staging, groundwork, foundation, trenching, assembly of the Modern Shed, electrical, plumbing (if needed), interior finishes including sheetrock, flooring, paint, cabinetry, etc.. It is highly recommended that you establish firm contractual agreements with your contractor of choice. Modern Shed is in no way responsible for any work done by any contractor, whether recommended by anyone at Modern Shed or not. Allow a minimum of 4-12 weeks (depending on size and availability of inspectors).

Ask your Modern-Shed representative about options to connect your Modern-Shed with utilities. We pre-drill all our wall framing to accommodate electrical wires. Final electrical work is completed by installers on site. Electrical permits are typically easy to obtain and can fall outside the scope of a typical building permit.

Modern Shed recommended installers are often able to arrange electrical work as well, however, your Design Professional will confirm your location and let you know if you will need to work with a separate electrician at the time of installation. We are happy to support you in finding the right contractor for your area.

Traditional plumbing requires additional planning, permitting, groundwork, and of course: time and budget. Modern Shed can design the openings in the floor system as needed, or we can make suggestions for non-plumbing options to minimize cost and speed up your delivery depending on your priorities.

Permits and groundwork for plumbing (incoming water and outgoing sewage), as well as inspections for above, must be completed prior to scheduling the delivery and installation of your Modern Shed structure. Getting water to your building is easy. It is getting the waste water out of the building that requires planning and possible permitting and is where the expense lies.