This is the wording of the contract that relates to delays. It states: "Contractor shall not be responsible for delays caused by acts of God, strikes, unavoidable accidents, supplier availability and/or delivery." These are "wiggle words." We expected delays and this past bad winter was one that was no surprise. The builder always has a reason why something doesn't get done in a timely fashion and it is never the builder's failure to keep the project on time. The one that we found most onerous was that we, who were paying for the project, got in the way of progress. Our reason for wanting a modular home was that we expected the house to be delivered nearly-complete when craned onto our foundation, greatly shortening the time it would take to occupy it. "On time and on budget," as advertised. Instead a shell was delivered leaving more on site work for the builder at greater expense for us and this delayed the completion of the house by months. According to the builder, "These days, modular homes do not come complete and much of the work must be done on site." But here is what the modular home company told us about what they can and can not do. These are the questions we posed to modular home company... How long does it take from the time you start a 2,700 sq. ft. home for it to leave the factory? Is it possible for the modular home company to build a house that is in move-in condition once craned onto the foundation? By that we mean can all flooring (including tile), cabinets, counters, sinks, toilets, showers, tubs, roofing, siding, and appliances all done so that the only things that remain to do on site are hook up the electrical, and plumbing? My question would exclude any garages and connectors that would have to be done on site. Here are the answers we got from the modular home company... Generally it takes about 6 to 8 weeks to get onto our production line and from there another 2 to 3 weeks for us to build with a delivery shortly after that. The home is not in move in condition when we set it. The independent builder that we work through, listed on our website, is responsible for making the roof weather tight, finishing up siding, tying in the electrical and plumbing etc. Appliances are supplied by the homeowner and are not factory installed. Tubs, showers, sinks and flooring (carpet, vinyl or hardwood) are installed at the factory along with cabinets and counter tops. Tile flooring is not a factory installation, but we can prep the floors for the on site install. If the modular home company had been allowed to do all that we wanted them to do, the project could have been done in half the time and at much less cost.