Fabulous Pre-fabApplying Modular Construction to Multifamily.docx

Fabulous Pre-fab
Applying Modular Construction to Multifamily Residential
Projects in Washington, DC
Abigail R. Brown, AIA
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Hello!
Welcome to iLab
iLab exists to promote innovation and progressive architecture
and design through
internal research sponsored by Hickok Cole Architects. The
program creates a gap in
day to day work life to foster innovation. The firm crowd
sources the most compelling
proposals, every employee votes, and the winners are awarded
uninterrupted project-
free time to develop an idea or project. Through this
exploration the firm aims
to stretch conventional notions about architecture, fabrication,
work styles, and

entrepreneurship.
This document is the result of Abigail Brown’s iLab project
“Fabulous Pre-fab:
Applying Modular Construction to Multifamily Residential
Projects in Washington, DC.”
Modular construction is a pre-fabrication system in which
modules of a building are
constructed in a factory then shipped to the site and assembled
on a foundation. This
system has not yet been widely used in Washington, DC, despite
the cost, schedule,
and environmental benefits it offers and the successful use of
the system in other
major cities. This document records answers to the three major
research questions
that drove the investigation: what’s modular?, why and why not
use modular?, and
what can modular be? This research was tested with a
speculative design for a real
site in Washington, DC, with the intention of introducing this
technology in future
Hickok Cole projects.
1

What You’ll See Here2
Tour of modular construction factory; DeLuxe Building Systems
1
Modular architecture with Jenga blocks; Hickok Cole Architects
happy hour
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Contents
Design & Construction2
Wood Structure
Steel Structure
Steel Details
Project Delivery
Approvals
Factory Fabrication
Transportation
Foundations

Installation
Roofing
Exterior Cladding
Vertical Circulation
MEP & Services
Interior Finishes
3 Disruptive Application
Project Site
Comparison
Building Section
Typical Floor Plan
Sample Unit Plan
Modularization
Cost/Schedule Analysis
Project Return Analysis
Advantages & Challenges
Modular in DC?
4 Resources & Credits
Bibliography

Illustration Credits
Acknowledgments
Disruptive Innovation1
What’s Modular?
Why Modular?
Why Not Modular?
What Can Modular Be?
Disruptive
Innovation
What’s Modular?
Why/Why Not Modular?
1
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What’s Modular?
1 Introduction
Modular construction consists of whole building units
prefabricated under

controlled conditions and transported to the construction site on
a flatbed
trailer. These units are lifted into their final location on a
foundation that is
constructed ahead of delivery. In the past, only buildings which
employed a
repetitive plan were built using modular construction since
exact repetition
was the only way to achieve economies of scale. This resulted
in buildings
that were often banal and homogenous. However, this boundary
has been
pushed by advances in technology that allow mass
customization to replace
exact repetition. Modules can come together in a number of
ways to create
an incredible variety of spatial forms including large span
spaces. Although
almost any building can be divided into modules, certain project
types will
receive the greatest economic benefit. This includes taller
urban buildings,
especially multifamily residential projects.
The Stack; Gluck+ and DeLuxe Building Systems

3
3
MANUFACTURE TRANSPORT INSTALLMANUFACTURE
TRANSPORT INSTALL
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Why Modular?
1 Faster Schedule
The shortened construction schedule due to the ability to
perform site work and
building construction simultaneously is the greatest cost savings
opportunity on a
modular construction project. DeLuxe Building Systems
estimates that construction
times can be cut up to 50%. Reducing the time that large
expenses such as cranes
and hoists are needed on a site is a further reduction of overall
cost. Modules can
typically be installed at a rate of 6-10 modules per day
depending on site conditions.
2 Cheaper Labor

Work done in a factory can be done quicker than work on-site
due to the controlled
climate, factory organization, and optimized repetition of tasks.
In addition, the same
amount of work can be done with a smaller crew size. Base
wages for tradesmen in
a factory setting are typically lower than on a traditional site as
well; however, even in
the event that factory workers are paid the same as on-site
workers the smaller crew
size and reduced schedule would still result in opportunities for
cost savings. Modular
construction is especially cost competitive against conventional
construction built
with union labor.
Modular Construction
Design,
Engineering,
Permitting,
Approval
Site Prep,
Civil Engineering,

Foundations
Site Construction
Site-Built Construction
Design,
Engineering,
Permitting,
Approval
Site Installation
& Finishing
Overall
Time Savings
of 25% - 50%
Site Prep,
Foundations
Manufacturing Process
Construction Schedule Comparison 19
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Why Modular?
3 Higher Quality
On-site construction is characterized by the process of
concealing previous work with successive
layers of materials. Conversely, modules expose more surfaces
and spaces throughout the
construction process, which allows better access to a greater
number of building components after
finishes have been applied. The work is surrounded by open
factory space and not subject to many
interior space constraints.
On a typical construction site, day-to-day quality is typically a
function of the superintendent or
general contractor who is concerned with many other aspects of
the construction process. Modular
construction allows for the ability to more closely monitor work
quality. Quality control is a very
methodical and consistent process performed at each assembly
station, which eliminates error and
reduces the time needed to perform quality checks at the end of
the line.
4 Less Exposure to Weather

Many of the indoor air quality issues identified in new
construction result from high moisture levels
in the framing materials. The potential for high levels of
moisture trapped in building materials is
reduced with modular construction since the modules are
assembled in a dry factory setting. The
factory setting is monitored and controlled for proper air quality
and ventilation.
5 Worker Safety
Conventional construction workers regularly work in less than
ideal conditions dealing with
temperature extremes, precipitation, wind, and sun exposure.
Safety risks, such as potential for
injuries including falls, is much higher in the field. Materials
and workstations are located adjacent to assembly line;
DeLuxe Building Systems
Workers use permanent walkways and tie-offs;
5
6
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Why Modular?
6 Less Materials Waste
Modular construction makes it possible to optimize construction
material purchases and usage
while minimizing on-site waste. While there is some
redundancy since the joining of modules
creates a double wall condition, cost control can come from the
fact that manufacturers
buy material in bulk and often in advance or immediately upon
contract execution which
helps to avoid material cost escalation. Bulk materials are
stored in a protected environment
safe from theft and exposure to the the environmental
conditions of a job site. One of the
most applicable LEED credits to modular buildings is LEED 3.0
BD+C, MR Credit 2.1 and 2.2,
Construction Waste Management, which aims to reduce waste
generated on site.
Metal fabrication; DeLuxe Building Systems
Gypsum board installation; DeLuxe Building Systems
7
8
7 Less Environmental Disturbance

Because building modules are fabricated off-site it is possible
to achieve tighter site control.
The duration and impact on the surrounding site environment
will be reduced, which makes
it a good choice for greenfield sites or urban infill. This
construction technique can assist in
the earning of LEED 3.0 BD+C, SS Credit 6.1, Site
Development - Protect and Restore Habitat,
which rewards construction techniques that limit site
disturbance and keep disturbed
areas to within the area immediately adjacent to the building
footprint. The limited site
disturbance also comes in handy when a site has limited room
for a staging area.
Modular construction takes a lot of less mess and noise
produced by construction out of
the city and behind the walls of a factory. This is an advantage
for projects that are highly
controversial or with difficult neighbors.
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Why Not Modular?

1 Deeper Structure
Since each module has independent walls, floor, and ceiling,
and
since these modules are stacked side-by-side and on top of one
another, there are some inherent redundancies in the
construction
of a modular building. These double walls and floors provide
some architectural benefits. For example, the double
construction
increases the acoustical ratings of the assemblies. However, it
also results in a deeper floor structure and wider walls at
module
mate-lines than would typically be found in a multifamily
residential
project. The result is either a taller, wider building, or shorter
ceiling heights.
Standard enclosure dimensions; steel modular construction
versus cast-in-place concrete
8-1/2”
UNIT DEMISING &
MATE-LINE WALL
THICKNESS
MODULAR

1’-6”
FLOOR DEPTH
10’-0”
FLOOR-TO-FLOOR
HEIGHT
9”
FLOOR SLAB
8-1/2”
UNIT DEMISING
WALL THICKNESS
4-7/8”
UNIT INTERIOR
WALL THICKNESS
CAST-IN-PLACE CONCRETE
10’-0”
FLOOR-TO-FLOOR
HEIGHT
8’-6”
CEILING HEIGHT
9’-3”
CEILING HEIGHT
STRUCTURAL
COLUMN BEYOND

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Why Not Modular?
3 Market Perception
A major challenge of introducing modular construction to a new
market is the negative
perception of modular housing, which is often associated with
trailer parks, public housing,
and low-end hotels. Combatting this negative perception
requires showing clients how to take
advantage of the unique architectural opportunities and
increased construction quality that
modular allows. It is important that modular housing does not
“look like” pre-fab housing, but
rather like than other multifamily housing project. Marketing
messages and positive media
coverage are important, as they influence the opinions of
potential residents.
2 Cheap DC Labor Rates
Modular construction is financially competitive when compared
to conventional construction built
with union labor. For this reason, cities like New York and
Philadelphia have seen an upswing in

modular construction projects in recent years. Unfortunately,
labor rates in Washington, DC, are
typically lower than those in other major cities where there is a
stronger union presence. This
means modular may not make financial sense in DC unless the
labor landscape changes.
Union membership rates by state; 2013
NY:
20.0%+
NJ:
15.0-19.9%
9
PA/MD:
10.0-14.9%
DC/VA:
5.0-9.9%
How modular construction is sometimes perceived
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Market-Rate
Apartments
Mid-RiseFabulous
Condos
Steel
Innovative
Luxury
Hotel
High-Rise
Sustainable
High QualityLocal
Student Housing
Iconic
Traditional
Single-Family
Wood
Affordable
Low-Rise
H

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1 BM Modular One
Single family home built with modular construction;
BM Modular One, Bethesda, MD: Robert M. Gurney
11
11
11
Single-Family
Home
Wood
LuxuryBethesda, MD; Robert Gurney, FAIA
•5,000sf single-family home
•Cost $200/sf; typical Robert Gurney houses cost $300/sf
•Took 2 weeks to build 13 wood frame modules in factory, 2
days to install on-site
•Took 6 months to complete after delivery of modules
•All finishes, appliances, and millwork were installed on-site
•Made no compromises in terms of quality of materials or
construction
•Allowed a client who had budget and schedule limitations to

afford a custom house
•Manufacturer: Nationwide Homes, Sandy Spring Builders
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2 NYC Beach Facility Modules
New York, NY; Garrison Architects
•37 lifeguard and comfort stations
•Built after Hurricane Sandy destroyed existing structures
•Needed to be built quickly (within five months, by Memorial
Day 2013) and had to be
capable of withstanding future extreme storms
•Deployed to fifteen sites around New York City
•Common chassis allowed modules to be modified for use as
comfort stations, lifeguard
stations, and offices while meeting a variety of site conditions
•Steel structure modules are 15 feet wide x 12 feet x 47 or 57
feet long
•Modules include solar hot water heating, skylight ventilators,
and PV panels

•Manufacturer: DeLuxe Building Systems
Bathroom pods built using modular construction; NYC Beach
Restoration Modules, New York, NY: Garrison Architects
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12
1212
Iconic
Facilities
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3 NYC Emergency Housing Prototype
New York, NY; Garrison Architects
•Disaster housing prototype designed for the New York City
Office of
Emergency Management
•Multi-story, multifamily interim housing designed to work
across the country
•Modules could be deployed in less than 15 hours and
assembled in various

arrangements calibrated for challenging urban conditions
•A 3-story, 3 unit test structure is installed in Brooklyn, NY,
and is currently
undergoing occupancy tests
•Steel modules are 12 feet wide x 40 feet long
•Manufacturer: Mark Line Industries
Low-rise emergency housing built using modular construction;
NYC Emergecny Housing Prototype, New York, NY: Garrison
Architects
13
13
Low-Rise
Emergency Housing
Steel
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4 The Modules at TempleTown
Philadelphia, PA; Interface Studio Architects

•80,000sf, 5-story building was built from excavation to
completion in 9 months
•Includes ground floor parking garage and 60,000sf of modular
construction above
•Total of 89 wood modular units to build 72 one and two-
bedroom apartments
•Cost was approximately $135 per square foot
•Modular construction helped keep costs down without
compromising quality
•One of the largest LEED for Homes development in the US
•Used modular construction as part of the branding for the
building
•Manufacturer: Innovative Design & Building Services with
Excel Homes
Mid-rise student housing built using modular construction; The
Modules at TempleTown, Philadelphia, PA: Interface Studio
Architects
14
15
15
14 14

Sustainable
Mid-Rise
Student Housing
Wood
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5 One9 Condominiums
Melbourne, Australia; Amnon Weber Architects
•9-story, 34 unit condo building erected in 5 days in November
2013
•One and two-bedroom market rate units include high-grade
contemporary
finishes
•Building comprised of 36 modules built off-site complete with
facades, finishes,
and balconies; cantilevered terraces on all levels
•Facade includes double glazed windows and sliding privacy
screens
•Built with the Unitised Building (UB) System, a modular pre-
fab system

developed and used in Australia
•Manufacturer: Hickory Group, Vaughan Construction
Mid-rise market rate condos built using modular construction;
One9 Apartments, Melbourne, Australia: Amnon Weber
Architects
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16
1616
Condos
Market-Rate
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6 Atlantic Yards B2
Brooklyn, NY; SHoP Architects
•32-story, 350 unit tower will be the tallest modular building in
the world
•As of June 25th construction was up to the seventh floor
•Had some delays at the beginning, but the process is speeding

up
•60% of work done in factory, 40% on site
•Estimated to trim construction schedule from 24 to 18 months
•Housing will be 50% at market rate, 50% below market rate
•Includes 4,000sf of ground floor retail and luxury amenities
•Manufacturer: FCS Modular, Skanska and Forest City Ratner
High-rise modular apartment building currently under
construction; Atlantic Yards B2 Tower, Brooklyn, NY: SHoP
Architects
1717
1717
Apartments
Mixed-Use
High-Rise
Steel
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Pushed

Dramatic
Stacked
Terraced
Courtyards
Dynamic
IconicRotatedComposed
Pulled
Subtle
Twisting
Aggregated
Innovative
Playful
Traditional
Textured Irregular
Moveable
Site-Specific
Wrapped
Expressed
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7 “Play with your architecture”
In keeping with Hickok Cole’s mantra that “good ideas can
come from anywhere,” the entire
Hickok Cole office was invited to a happy hour to help generate
ideas responding to the
question “What Can Modular Be?” Multiple massing studies
were produced using blocks from
the popular game Jenga. Cladding for modular buildings is
usually installed entirely on-site
using conventional techniques, through it can also be
completely or partially attached in
the factory. Installing the cladding on-site allows the building
skin to act as a wrapper that
encloses and covers the expression of the modules. If the
cladding is installed in the factory
it becomes much easier to identify the individual modules
within in the overall composition
of the building. Whether or not to express the modules is a
decision that needs to be made
for each project. The Jenga exploration revealed multiple ways
that expressing the modules
allows for unique architectural expression and controlled

variety across a facade.
EXPRESSED MODULESENCLOSED MODULES
Options for expression of modules; enclosed or expressedJenga
blocks for building modules?; Hickok Cole Architects happy
hour
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What Can Modular Be? Stacked
Pushed & Pulled
Precedents and Jenga massing studies; stacked, pushed and
pulled
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20
19
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What Can Modular Be? Rotated
Terraced
21 22

Precedents and Jenga massing studies; rotated, terraced,
courtyards
Unit Type A Unit Type B
Courtyards
22
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What Can Modular Be? Textured
Aggregated
Precedents and Jenga massing studies; textured, aggregated,
subtle
Subtle
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25
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What Can Modular Be? Twisting
Iconic

Dynamic26 27
Precedents and Jenga massing studies; twisting, dynamic, iconic
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Composed
Irregular
Precedents and Jenga massing studies; irregular, dramatic,
composed
28
29
Dramatic
Design &
Construction
2
How Does Modular Work?

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Wood Structure
2
3
1 Principles of Wood Modular
Wood modular is used for single family homes and low-rise
multifamily buildings.
Wood modular buildings are limited in height and require a
deep ceiling to floor
connection. Wood modules are often finished with primed
gypsum wall board before
shipping, but appliances, millwork, and heavy finishes like tile
and stone are installed
after placement at the site. During transit, modules often
require temporary bracing
since the wood framing may not be engineered to withstand
transportation loads.
Wood framing system; ZETA Design Build
2 Module Dimensions
Dimensional requirements for modular construction are
determined by transportation

restrictions and will vary by manufacturer. Wood is a
lightweight structure, and
therefore can accommodate large module sizes. These are rules
of thumb:
•Maximum module width: 16’-0”
•Maximum module length: 64’-0”
•Maximum module height: 12’-0”
•Maximum building height: 3 to 4 stories
•Estimated depth of floor mate-line: 2’-0”
2
3
3 Construction Type
Building height and gross floor area are also limited by building
code. Wood
construction is limited to Type III or Type V construction.
Wood module on site; BM Modular One, Bethesda, MD; Robert
M. Gurney 30
31
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Steel Structure
2
3
1 Principles of Steel Modular
Steel modular is used in buildings that require a more robust
structural system
such as taller, high-performing, or seismic-designed buildings.
Steel modules have
therefore become popular with West Coast architects and for
mid-rise to high-rise
multifamily buildings. Steel frames are strong and rigid and
can be less stout since
steel is stronger than wood and does not have to be
unnecessarily over-structured for
transport. The modules are finished out in the factory with
insulation, infill framing,
wiring, ducting, finishes, appliances, and millwork so they are
as complete as possible
before shipping. Modular construction manufacturers often
specialize in either wood
or steel modules.
Steel module under construction; DeLuxe Building Systems

2 Module Dimensions
Dimensional requirements for modular construction are
determined by transportation
restrictions and will vary by manufacturer. These are rules of
thumb:
•Maximum module width and length using concrete deck:
•12’-0” x 46’-0”
•14’-0” x 40’-0”
•16’-0” x 35’-0”
•Maximum module width and length using cement board:
•12’-0” x 65’-0”
•14’-0” x 58’-0”
•16’-0” x 50’-0”
•Maximum module height: 12’-0”
•Maximum building height: 5 to 12 stories
•Estimated depth of floor mate-line: 1’-6”
Steel framing system; DeLuxe Building Systems 32
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Steel Structure
4 Advantages of Steel Modular
•Higher fire resistance (Construction Type I & II) allows for
taller and larger
structures. Steel modular could be used for a 13-story DC
high rise, and
may prove to be cheaper than a cast-in-place concrete
structure.
•Rigid and robust structure allows larger opening spans,
reduced need for
lateral bracing, and more design flexibility. Does not require
temporary
supports for transit.
•Mate lines are more structurally sound due to ease of
connections and higher
capacity of connections. Performs well under seismic stress
and high
winds.
•Structure is shallower than that required for wood modular.
•High level of prefabrication due to the strength and precision
of the frame.

Interior finishes, appliances, and fixtures are installed in the
factory, which
leads to greater time savings.
•Higher quality construction than both wood stick-built and
wood modular.
High quality will help mitigate the negative market perception
of pre-fab
as cheap construction.
2
3 Construction Type
Steel modular construction is typically Type I or Type II
construction, which allows for
taller and larger buildings than wood modular. DeLuxe
Building Systems uses steel
floor joists with a 4.5” concrete deck as its typical module
assembly. All structural
members are wrapped with mineral wool insulation for fire
protection and noise
isolation. Once on-site the modules are bolted together in such
a way that expansion
joints between modules are not required.
33

Steel modules under construction; DeLuxe Building Systems
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Steel Details
1 Wall Thickness
Wall thicknesses vary depending on required fire rating and
location of the wall within the module. The
following are rules of thumb assuming the use of light gauge
steel studs and 5/8” gypsum board:
•Interior wall on a mate-line: 8”
•Exterior wall (w/o cladding, w/ membrane): 9 3/4”
•When adjacent modules meet there is a 1/2” gap at the mate-
line
•Interior walls not on a mate-line should use typical partition
types
Multi-unit modular construction is inherently insulating to
sound. Because each module has its own
framing, there can be no direct sound transfer through the light
gauge steel framing into adjacent surfaces. Typical separating
wall in a steel modular building 37
Junction of floor, exterior wall, and interior wall 38

2 Floor Thickness
Floor thicknesses vary based on manufacturer and structural
system. Wood modules typically need 2’-0” of
floor depth, and steel modules typically need 1’-6” of floor
depth.
3 Openings Between Modules
The framing of a typical module results in a typical opening
dimension of 8’-0”; however, openings as wide
as 9’-6” are possible without significant structural
modifications. If a clear span opening is desired, this can
be achieved by increasing the beam depth or welding frames
across the mate line.
Interior openings between modules 34 35 36
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Exterior wall section detail Typical mate-line wall section40
41Typical plan detail at exterior wall 39
Steel Details
8
”
1’
-6

”
8”
1’
-6
”
9
3
/4
”
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Project Delivery
1 Delivery Methods
There are a few standard routes that a client may take when
going through the
process of construction procurement for modular construction.
These include design-
bid-build, negotiated bid, and design-build.
Design-bid-build is the conventional method in which a project
is designed by an
architect and bid by competing general contractors. The

selected general contractor
then selects a subcontractor to provide the modular components.
This delivery
method does not take complete advantage of the potential
collaboration benefits
of modular construction; since modular manufacturers have
their own systems,
the production of bid documents becomes tricky. Bid
documents can either use
one manufacturer’s standard system as a basis of design (which
limits competitive
bidding), or bid documents can use a performance-based or
prototypical system
(which results in less architectural control of the final product
and requires additional
design work once a manufacturer is selected).
In a negotiated bid the architect and client select either a
modular manufacturer or
a general contractor who is teamed with a modular manufacturer
at the beginning
of the design process. This delivery method allows for
maximum collaboration and
more accurate pricing, as the selected manufacturer’s standards
are used as known

constraints during the design process.
In design-build procurement the client and modular
manufacturer enter into a single
contract in which the modular manufacturer can either do the
design in-house or hire
an outside architect as a subcontractor.
2 Construction Documents
There are three different ways in which collaboration between
the architect and
manufacturer may occur to prepare construction documents:
The architect produces a set of construction documents and the
manufacturer
then produces shop drawings based off this set.
The manufacturer may be involved from the beginning in an
advising role and
then will begin to produce drawings at a stage in between final
design development
and 50% construction documents. DeLuxe Building Systems
uses this model.
If using design-build, the architect may produce “bridging
documents” that are
given to a manufacturer to complete in-house.

Contract Documents produced by DeLuxe Building Systems 42
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Approvals
1 Permits & Inspections
Because modular buildings are constructed at a distance from
municipal building
inspectors, a third-party inspector system has been established.
Inspectors must visit
the modular manufacturing facility for inspections of the
modules, then visit the site
again after assembly. Permits are also often run through a
third-party system. In the
permit drawing set, modular and in-situ components should be
represented together
as a final whole. However, drawings should still clearly
differentiate site work from
modular components.
In Washington, DC, Brookland Equity Group LLC was issued a
permit for a three
story, four unit shipping container apartment building in July
2014. The containers

were assembled less than two weeks after the permit was issued.
Though shipping
containers are a different kind of pre-fab than modular
construction, this proves that
modular buildings are able to receive building permits in
Washington, DC.
SeaUA Apartments; Brookland, Washington, DC; Travis Price
Architects
44
44
43
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Factory Fabrication
1 Regional Manufacturer
DeLuxe Building Systems; Berwick, PA
•Founded in 1965; began using steel frame modules in the mid-
1980s
•Two quarter mile long production lines, materials are procured
locally when possible

•Nearly 400,000sf of production and warehouse facilities
•Metal fabrication and concrete plant on site; roll own studs
and structural steel
•Capacity to produce 12.5 million sf per year
•Primary market sectors are hospitality, student housing,
apartments, and condos
•Previously worked with Hickok Cole on the unbuilt 16th &
Constitution project
Factory assembly line; DeLuxe Building Systems, Berwick, PA
45
46 46 47
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Factory Fabrication
48 48
48

0
14
Factory Fabrication
48 50
49
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Transportation
1 Transit Protection
All modules that are exposed during transport are covered by a
custom made
polyethylene sheet or tarp for temporary weatherproofing. In
addition, any loose
appliances or materials must be tied down prior to shipment.
2 Shipping
Maximum width, height, and weight of modules are based on
shipping restrictions
and are limited by individual state laws. City and county
governments also impose

additional regulations, which might include permit
requirements, police escort,
maximum dimensions, times of day, roads, route reporting
requirements, and
maximum weights. Modules can be shipped via truck, railroad,
or ship depending on
destination. For economic feasibility, the maximum distance
from factory to site is
typically considered 500 miles.
Modules ready for shipment
NYC Emergency Housing Prototype; Garrison Architects
Temporary Weatherproofing; DeLuxe Building Systems
3 Vehicle Permits in DC
Permits are required for vehicles and loads wider than 8 feet-6
inches, higher than 13
feet-6 inches, longer than 55 feet, or that exceed the District
axle and gross weight
limitations (21,000 lb for single axle, 34,000 lb for double
axle). In addition, police
escort is required for any vehicles and loads that are wider than
12 feet, taller than 13
feet-6 inches, longer than 75 feet, or that weigh over 120,000
lbs. Police escort is also
required for any vehicle carrying Class 1 Explosives. Refer to

DDOT’s Public Space
Permit Office for further information on Oversize and
Overweight Vehicles.
51
52
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Foundations
1 Foundation Types
In all cases the foundation must be prepared before the modules
begin to
arrive on site. Almost any foundation system can be used with
modular
construction depending on the site and soil conditions. Wood
modules
generally place distributed loads on foundations whereas steel
framed
modules often produce a point load. Therefore, perimeter and
pier
foundations systems are more common for steel buildings.
Concrete podium

construction is a good choice for multi-family buildings since it
allows for
the larger spans required for parking and retail at the site with
the residential
modules placed above.
2 Tolerances and Levelling
The levelling of foundations or grade beams is crucial to the
subsequent
installation and alignment of modular units. Often it is
necessary to provide
for some adjustment in the foundation or in the legs of the
modular unit.
Each manufacturer had developed its own proprietary system for
locating
and fixing mechanisms to aid in the positioning of units on the
foundations.
Generally base plates, steel strips, or cement particle board are
fixed to
the foundations and grouted and levelled as necessary to take up
any
inaccuracies in the top of the foundation.
Foundation Detail;
Kullman Building Corporation
Modules placed on stepped concrete podium; Star Apartments:

Michael Maltzan
53
56
Foundation Types;
54 55
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Installation
1 Crane and Rigging
Installation of modules;
Top: The Stack, New York City; Bottom: 38 Harriet Street, San
Francisco
75-ton capacity luffing jib crane
Methods of lifting Craning site plan; Pierson College
57
58 59
60
61 61

The type of crane required for placing modules is based on
weight and reach.
Positioning of modules often requires a crane of greater
capacity than those
commonly kept on-site during typical low-rise construction
projects, as a 40-75 ton
capacity is generally required. Various types of rigs are
available to lift modules.
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Installation
Setting pin section;
2 Hoisting and Positioning
Typically the modules are lifted directly from the flatbed trailer
into their final location.
An on-site crew guides the modules into place and make the
connections. Ideally,
this process does not impede the maximum workflow of the
crane, as renting large
cranes are expensive. The maneuvering of modules is
performed by guide ropes.

Weather conditions will prevent the placing of modules when
wind speeds exceed 10
mph. A small gap between module frames allows the process to
occur with greater
speed. Any joints or openings are covered with a tarp at the end
of each day. Most
manufacturers can install 6-10 modules per day, depending on
site conditions.
3 Fastening
Each modular construction manufacturer uses a different system
to connect the
modules to each other; however, it is typical to use a
interlocking system to increase
accuracy and reduce setting time. In most cases a pin is welded
to the base of each
corner column which fits into the columns of the module below.
In the Kullman
Building Corporation’s system, the tapered pin locates the
module below, the diamond
pin registers alignment in one direction, and the two floating
pins allow for error. A
3/8” steel plate with a 1-1/2” stiffening lip at the top and
bottom then fastens the
modules together with blind rivets.

Setting pin identification, underside of module;
Stacking and fastening of modules;
Bind rivet section;
Kullman Building Corporation 62
64
65
63
66
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Roofing
1 Flat Roofs
All currently used roofing systems can be applied to modular
buildings. The ceiling
structure of the upper modular units can support the roof
directly or an additional
roof structure that spans between the walls of the modular units
may be used. In
either case it is necessary to ensure that the structure is

designed to accommodate
all roof loads. A range of flat roofing systems can be used,
including single layer or
built up membranes on sheathing laid on furring strips. The
roof structure can be
engineered to accommodate a green roof or assembly space. It
is unlikely that pools
can be accommodated on the roofs on modular buildings.
Parapet wall details are possible. Roof drain pipes can be
incorporated into the
vertical service shafts that also accommodate soil and vent
pipes and other vertical
services within the building. A parapet roof can be integrated
into the construction of
a module in the factory or constructed conventionally on site.
2 Pitched Roofs
Pitched roofs can be constructed in the factory as independent
modules that are
installed on site, constructed conventionally, or integrated into
the construction
of a module at the factory if it is low-sloping. Detailed
research on pitched roofs
was beyond the scope of this document since they are rarely
used for multi-family

residential buildings.
Flat roof detail with parapet
Roof module configurations Roof deck; The Modules at
TempleTown student housing67
68
69
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Exterior Cladding
1 Wall Cladding Interface
Cladding for modular buildings can be self supporting vertically
and only supported laterally by
the units, or it can be supported entirely by the modular
structure. Cladding is usually placed
entirely on-site using conventional techniques, through it can
sometimes be completely or partially
attached in the factory. Typical cladding materials include
brick (which is supported vertically by
the foundations and laterally by the structure), cementitious
panels applied to rigid insulation, and

rainscreen panels attached to sub-framing or directly to the
structure.
2 Windows & Doors
Window and door frames are generally fitted into the modular
units in the factory and their detailing
is similar to other forms of framed construction. The number of
openings and area of glazing
permitted in any one modular unit is limited only by structural
requirements. If large openings are
required it may be necessary to incorporate hot rolled steel
elements into the structure of the unit.
The external cladding must be detailed to fit around the
openings with appropriate waterproofing
details.
Exterior installation; The Modules at TempleTown; Interface
Studio
Architects
Exterior installation; The Stack, New York City; Gluck+
Exterior cladding; The Modules at TempleTown, Lehman Child
Care Center, Atlantic Yards B2 tower
70
6969
71

72
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Vertical Circulation
1 Elevators & Stairs
Elevator shafts and stairs can be configured into modules to suit
an
individual project. Elevator shafts and stairs can also be site
built.
Possible stair and elevator configuration; Kullman Building
CorporationIntegrated stair modules; DeLuxe Building Systems
75
74
73 73
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MEP and Services
1 Decentralized Systems
Decentralized mechanical systems are often used in modular

buildings. This
eliminates the need for deep ductwork required to transfer
conditioned air from a
central plant. Decentralizing also avoids some of the
complexities of routing the
systems and making field connections.
2 Hookups & Distribution
Typical service duct; axon and plan
Service hook-up diagram
Installation of electrical, plumbing, and heating services in
modular buildings can
largely be achieved in the factory while final connections are
made on-site. A
vertical service duct is incorporated in each unit to
accommodate vertical drainage
and pipework. The services within each unit are installed in the
factory and
terminate at the vertical duct. Access to the service duct is
generally made from
corridors outside the unit, which allows services to be
connected on-site within the
duct and without the need to enter the unit. This minimizes
potential damage to

the finishes within the apartments. Horizontal distribution is
often run through the
ceilings of the corridors, which requires a dropped ceiling.
Hookups can also be
made through removable floor or wall panels.
The corridors within the modular units arrive to the site
unfinished so these
connections can be made easily. Corridor lighting and finishes
are then installed
on-site once the services are in place. The design of access
points and chase
enclosures can be integrated with the building’s finishes.
Service duct; model unit 76 77
FINISHED
UNIT
FINISHED
UNIT
SERVICE
DUCT
FINISHED
UNIT
FINISHED
UNIT

UNFINISHED
CORRIDOR
ATTACH
UNFINISHED
CORRIDOR
SERVICE
DUCT
ATTACH
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Interior Finishes
1 Schedule of Completion
The goal of modular construction is to complete as much as
possible in the factory setting. However, some
finish work always needs to be done on site. This includes the
corridors after MEP hook-ups are made, any
interior spaces that are built on-site, and the joints between
modules. When openings occur at module mate-
lines the finishes need to be stitched together in the field.
Therefore, designers should pay close attention to
detailing these finish transitions at mate-lines. Alternatively,

floor finishes can be applied entirely on-site in
order to cover the mate-line in the floor seamlessly, though this
requires more on-site labor.
2 Quality of Finishes
Quality of finishes are not restricted by modular construction.
Any grade of finishes can be selected and
installed in the factory by trained craftsman. Finishes in
marquee spaces, such as lobbies and amenities, can
be installed on-site for greater control and without the need to
account for joints at module mate-lines.
Unit interior; NYC Emergency Housing Prototype; Garrison
Architects
Unit interior; 38 Harriet Street, Panoramic InterestsSingle
family home interior; BM Modular One, Bethesda, MD: Robert
M. Gurney
79
80
78
3
Disruptive
Application
Modular in DC?

Modular in DC?
Conventional
Non-Union
Modular
Union
Wood
?????????
Steel
vs
vs
vs
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Project Site
NEWTON ST
BU

NK
ER
HI
LL
RD
M
IC
HI
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A
N
A
VE
N
E
10
T
H
S
T
N
E
OTIS ST
MONROE ST NE

PROJECT
SITE
WMATA
BUS LOOP
B
R
O
O
K
L
A
N
D
-C
U
A
M
E
T
R
O
S
TA

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IO
N
BROOKS
MANSION
Project site location; Brookland WMATA Joint Development
Site, Northeast Washington, DC
N
1 Disruptive Application
Multifamily residential construction is currently booming in the
national’s capital,
but developers have been shy to adopt modular construction
techniques. Despite
the expedited schedules, higher quality, and environmental
benefits of modular,
and the successful use of the system in other major cities, there
have not yet been
any large-scale modular construction projects in Washington,
DC. In order to
better understand the constraints and challenges, the preceding
research has been
applied to a speculative design for a real site in the Brookland
neighborhood of
Washington, DC.

2 Speculative Project Site
The site is located adjacent to the Brookland-CUA Metro station
on the Red Line
in the Northeast quadrant of the District of Columbia, and it
was included as the
south parcel in the Washington Metropolitan Area Transit
Authority (WMATA) Joint
Development Solicitation that was released in November 2013.
The Brookland-CUA Metro station and WMATA bus loop are
immediately to the
west of the site. The Metro station’s existing Kiss & Ride
facility is located on the
site, and the project proposal incorporates a replacement facility
on the ground
floor. This proposal aims to develop a new multifamily
residential building that will
offer rental units in a mix of unit sizes from juniors to two
bedroom units.
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Comparison

SITE-BUILT
CONCRETE PODIUM
$149/SF*
1 Initial Concept
The initial concept of the application phase of this study was to
investigate the
use of modular construction to replace wood frame stick-built
construction over a
concrete podium, which is a common construction type in
Washington, DC. The
speculative project was therefore assumed to be five stories of
wood modular or stick-
built construction over a site-built concrete podium. However,
after researching the
limitations of wood modular and discussing the costs with a
local contractor (Davis
Construction) it quickly became apparent that wood modular
construction would
not be competitive in Washington, DC. Below is a list of major
factors that drove this
decision:
•Wood buildings are limited in height and gross square area by
building code
•Wood is less rigid than steel, and thus limits open spans and

requires more
lateral bracing
•Wood modular requires temporary supports for transit loads
•Wood modular requires a very deep ceiling to floor connection
(2’-0” minimum)
•Less work can be done in the factory since wood modules can
not support
heavy appliances, millwork, and finishes during transit. This
reduces
the same savings benefit of modular construction.
•The negative market perception of modular construction is
more pronounced
with wood. Steel modular is generally perceived as higher
quality.
•Wood frame stick-built construction is very affordable in the
Washington, DC,
market. Early pricing studies by Davis Construction have
shown that wood
modular costs 35% more than conventional wood framing.
SITE-BUILT
WOOD FRAME
UNITS

SITE-BUILT
CONCRETE PODIUM
WOOD
MODULAR
UNITS
5 STORIES
MID-RISE CONVENTIONAL
MID-RISE MODULAR
$110/SF*
*Approximate overall building cost; based on 2013 study by
Davis Construction
5 STORIES
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SITE-BUILT
CONCRETE PODIUM
Comparison
STEEL
MODULAR
UNITS

HIGH-RISE MODULAR
2 Revised Concept
During early discussions Davis Construction expressed interest
in comparing steel
modular construction to a conventional cast-in-place concrete
building. Using the
same site and floor plan as the initial concept, the study was
revised to compare nine
stories of modular or conventional construction over a site-built
concrete podium.
We compared both total building cost and construction schedule
for both options
using both union and non-union labor. All four estimates were
then plugged into a
pro-forma to compare the project returns for each option. The
following pages show
an abbreviated set of the basic drawings of a multifamily
residential project for the
Brookland WMATA site that were used to generate the cost and
schedule comparisons,
including a floor plan, module plan, sections, a sample unit
plan, and a massing study.
COST ?

9 STORIES
3 Assumptions
The following are the assumptions that were taken into account
for the estimates:
•The modular option consists of nine stories of steel modular
over a site-built
concrete podium.
•The conventional option consists of nine stories of cast-in-
place concrete
structure over a concrete podium
•The site-built concrete podium is identical for both options
and that is assumed
to be existing when construction on the upper floors started
•To make this study an apples-to-apples comparison the
building form does not
take advantage of the interesting architectural opportunities that
modular allows. The
modular option for this study uses a straightforward stacking
approach with some set-
backs for balconies. The building skin was assumed to be
installed on-site.
SITE-BUILT
CONCRETE STRUCTURE

SITE-BUILT
CONCRETE
UNITS
HIGH-RISE CONVENTIONAL
COST ?
9 STORIES
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Building Section
STEEL
MODULAR
UNITS
SITE-BUILT
CONCRETE PODIUM
Key Plan
East/West Building Section; 1/8” = 1’-0”
H
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Typical Floor Plan
1 Program Elements
The speculative project offers rental units in a mix of unit sizes
from
juniors to two bedroom units. The proposal will offer
affordable
units per DC Inclusionary Zoning requirements. The building
will strive for LEED certification and feature many sustainable
design strategies, such as water-reducing fixtures, energy
efficient
equipment and lighting, and storm water retention systems.
The building features residential amenities on the second floor
that
include a Club Room and a Fitness Center, both with access to
an
amenity roof terrace. The amenity spaces are site-built due to
the
large spans and irregular room geometry.
1BR
1BR
1BR
1BR 1BR

1BR 1BR 1BR
1BR
1BR
1BR
1BR
1BR
1BR
1BR
1BR
1BR
2BR
2BR
2BR
2BR
2BR
2BR
2BR
2BR

1BR+D
1BR+D
1BR+D
1BR+D
JR
JR
JR
JR
JR
Typical Floor Plan; 1/8” = 1’-0”
UNIT TYPE AV SF L02 L03 L04 L05 L06 L07 L08 L09 L10
TOTAL
JUNIOR 519 2 5 5 5 5 5 5 5 13 50
1 BED 715 15 17 17 17 17 17 19 19 11 149
1 BED + DEN 888 4 5 5 5 5 5 4 4 4 41
2 BED 1224 7 7 7 7 7 7 6 6 6 60
TOTAL 28 34 34 34 34 34 34 34 34 300
UNIT MIX
N

AMENITY
TERRACE
BELOW
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14MATE
LINE
MATE
LINE
MATE
LINE
MATE
LINE
MATE
LINE
MATE
LINE
MATE
LINE
35’-0”30’-0”
16
’-
0

”
11
’-
6
”
12
’-
6
”
Sample Unit Plan
Sample Junior and 1 Bedroom Unit Layout; 1/4” = 1’-0”
E1
D1
JR
C1
UNITS
JUNIOR
480 SF
1 BEDROOM
720 SF
1BR

MODULES
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Modularization
Z15
D2
D1
C2
D1
C2
D1
C1
D2
C1
D2
C1

Z11
Z12
E1
E1
E1
E1
B2
Z7
Z6B1A1B2 A2
Z10
Z9
Z16
Z23Z24
A2
B2
A1
B2
B1
A2

Z13
Z14
Z8
Z26
Z25
Z17
Z29
Z27
Z30
Z31
Z28
Z18
Z19
Z22
Z20
Z21
Z2
Z1
Z3

Z5Z4
N
Module Plan; 1/8” = 1’-0”
A2
B21BR
E1
D1
JR
C1
MODULES
1BR
UNITS
2BR
Z1
Z2
Z3
Z5
Z4
2BR

1BR
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Modularization
MODULE AXON
LEGEND
LIVING ROOM MODULE, 12’-6” x 65’-0”*
BEDROOM MODULE, 11’-6” x 65’-0”*
LIVING ROOM MODULE, 12’-6” x 35’-0”*
BEDROOM MODULE, 11’-6” x 35’-0”*
JUNIOR MODULE, 16’-0” x 30’-0”
MODULES STACK VERTICALLY;
DIMENSIONS VARY
SITE BUILT BELOW GRADE PARKING
SITE BUILT PODIUM
*LENGTH DIMENSION IS APPROXIMATE; VARIES AS
MODULES SET BACK FOR BALCONIES

0
14
0
50 100 150 200 250
MODULAR
$204.55
$175.07
$217.97
$219.58
U
N
IO
N
N
O
N
-U
N
IO
N

0
10 20 30 40 50 60 70 80
MODULAR
43 WEEKS
43 WEEKS
52 WEEKS
65 WEEKS
U
N
IO
N
N
O
N
-U
N
IO
N
0

50 100 150 200 250
MODULAR
$204.55
$175.07
$217.97
$219.58
U
N
IO
N
N
O
N
-U
N
IO
N
0
10 20 30 40 50 60 70 80

MODULAR
43 WEEKS
43 WEEKS
52 WEEKS
65 WEEKS
U
N
IO
N
N
O
N
-U
N
IO
N
Cost/Schedule Analysis
TOTAL BUILDING COST PER GSF*
MODULAR
LENGTH OF CONSTRUCTION

CONVENTIONAL
1 How much? 2 How long?
*Total Building Cost per GSF includes direct construction cost,
union premium,
general conditions, contingency, contractor insurance, builders
risk insurance,
general contractor’s fee, gross receipts tax, performance and
payment bond,
and escalation. This study assumes that the podium was already
built when
construction on the tower started.
Conceptual estimates based on cost analysis by DeLuxe
Building Systems and
Davis Construction dated 9 Oct 2014.
3 Summary
•Modular is $29.48/sf more than conventional when using non-
union labor
•Modular is $1.61/sf less than conventional when using union
labor
•Modular is 9 weeks faster than conventional when using non-
union labor
•Modular is 22 weeks faster than conventional when using
union labor

MODULAR
CONVENTIONAL
MODULAR
CONVENTIONAL
MODULAR
CONVENTIONAL
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1.13x
1.9x
1.17x
1.17x
0.5
1.0
1.5
2.0
CONVENTONAL
MODULAR
U

N
IO
N
N
O
N
-U
N
IO
N
EQUITY MULTIPLE
1 Is it worth it? 3 Equity Multiple
In order to test the financial feasibility of using modular
construction for the
speculative project, a local developer (CityInterests) agreed to
run several pro-forma
models to test the four scenarios priced by Davis Construction.
Through the comparison of several metrics measuring return on
investment (equity
multiple, IRR, and standardized yield on cost), it becomes clear
that modular
construction is not competitive against conventional

construction built with union
labor. However, modular construction produces slightly higher
returns when compared
with conventional construction built with union labor. Whether
or not those returns
are high enough to justify the increased risk associated with a
new construction type
depends on the investor/developer risk appetite. Some owners
may be quick to jump
at a new potentially ground breaking opportunity with higher
risk/reward potential,
while others may not be as keen to the be first to the party. The
decision will also
depend on project size, investment requirements, and portfolio
size for the individual
company assessing the deal.
MODULAR
CONVENTIONAL
MODULAR
CONVENTIONAL
An equity multiple is a metric that describes the number of
times the investor is

expected to receive their original investment back over the life
of the investment.
It does not take into account the time value of money.
2 Assumptions
The following are the assumptions that were taken into account
for the estimates:
•The project includes 300 units rented at $3.00/sf
•The land acquisition price is $10,000,000
•The construction loan interest rate is 4.50%
•The only variables are the length of construction and the total
building cost/gsf
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8.94%
5.15%
15.03%
6.10%
5 10 15 20
CONVENTONAL

MODULAR
U
N
IO
N
N
O
N
-U
N
IO
N
26.16%
6.45%
5 10
13.34%
4.24%
15 20 25 30
CONVENTIONAL
MODULAR
U

N
IO
N
N
O
N
-U
N
IO
N8.94%
5.15%
15.03%
6.10%
5 10 15 20
CONVENTONAL
MODULAR
U
N
IO
N
N
O

N
-U
N
IO
N
26.16%
6.45%
5 10
13.34%
4.24%
15 20 25 30
CONVENTIONAL
MODULAR
U
N
IO
N
N
O
N
-U

N
IO
N
INTERNAL RATE OF RETURN (IRR), UNLEVERAGED
INTERNAL RATE OF RETURN (IRR), LEVERAGED
4 Internal Rate of Return
MODULAR
CONVENTIONAL
MODULAR
CONVENTIONAL
MODULAR
CONV.
An IRR is the interest rate at which the net present value of all
the cash flows
both negative and positive) from a project or investment equal
zero. An IRR is a
valuable metric because it takes into account all cash flows and
the time value of
money, which thereby provides the investor a benchmark by
which it can evaluate

competing investments. Unleveraged IRR assesses a project
independent of the
lending environment (as if it were a cash deal), whereas
leveraged IRR accounts
for how debt impacts the cash flow (including interest and debt
payments).
MODULAR
CONV.
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0
2
4 6
7.11%
6.67%
8.14%
6.72%
8 10
CONVENTONAL

MODULAR
U
N
IO
N
N
O
N
-U
N
IO
N
7.51%
6.22%
6.15%
6.59%
1
21 3 4 5 6 7 8
CONVENTIONAL
MODULAR
U

N
IO
N
N
O
N
-U
N
IO
N
0
2
4 6
7.11%
6.67%
8.14%
6.72%
8 10
CONVENTONAL
MODULAR
U
N

IO
N
N
O
N
-U
N
IO
N
7.51%
6.22%
6.15%
6.59%
1
21 3 4 5 6 7 8
CONVENTIONAL
MODULAR
U
N
IO
N

N
O
N
-U
N
IO
N
STANDARDIZED YIELD ON COST, UNLEVERAGED
STANDARDIZED YIELD ON COST, LEVERAGED
5 Standardized Yield on Cost
MODULAR
CONVENTIONAL
MODULAR
CONVENTIONAL
MODULAR
CONVENTIONAL
MODULAR
CONVENTIONAL
The yield on cost is a measure of cash flow return that measures

the net operating
income expected to be generated from a development property
as a percentage
of development cost. Unleveraged yield on cost assesses a
project independent
of the lending environment (as if it were a cash deal), whereas
leveraged yield on
cost accounts for how debt impacts the cash flow (including
interest and debt
payments).
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Modular in DC?
1 Moving Forward
So does it make sense to use modular in Washington, DC? At
the time of
this writing, the answer is only under certain conditions. The
project must
a high-rise that would conventionally be built with cast-in-place
concrete,
and the project must be built with union labor. The speculative
project

comparison undertaken through this iLab suggests that
increasing modular’s
presence in other nearby cities with strong unions, such as
Baltimore, may
be a better opportunity.
A major challenge in the Washington, DC, market is combatting
the
negative market perception of modular construction. This is a
challenge
that architects can help solve by showing clients the unique
architectural
opportunities and increased construction quality that modular
allows. The
use of well designed, high quality precedents is important, as is
educating
clients and the public about modular construction and its
benefits. Further
developing the Jenga massing studies found in this document
would be
a worthwhile endeavor to demonstrate the possibilities of
expressing the
module on a facade. In addition, studying the potential
opportunities for

unit design may reveal interesting new unit types based around
increased
terraces and access to individual exterior space for renters. The
use of
modular construction is increasing in other major cities around
the country,
and so the future of modular in the nation’s capital is rich with
potential.
Money
Unions
Sustainability
Efficiency
Quality
Time
Competition
Manufacturing
Technology
Perception
Future?
Factory Fabrication
Expression

Education
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Advantages
Challenges
11 Up to 50% reduction in project schedule delivers product to
market faster
2
4
5
Potential reduction in total project cost when built with union
labor; more accurate cost estimating
Better construction sequencing and fewer conflicts in crew
scheduling
Reduces site environmental impacts due to reduced material
waste, pollution, dust, and noise
11 Increased risk for first project due to uncertainty by lenders
13 Cost savings is not as big in Washington, DC, as in other
major cities due to lower labor rates
12 Negative market perception that modular construction is

cheap, ugly, and of inferior quality
6 Reduces site constraints such as staging, weather, and security
3 Controlled factory conditions increase the predictability of
quality, cost, and time
1 Must recognize the nature of modular buildings and their
constraints during the design process4
1 Alters traditional design/documentation process and financing
structure5
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4
Resources &
Credits
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Acknowledgments
Hickok Cole Architects
Mike Hickok, Yolanda Cole, John Bisch, Mark Ramirez, Devon
Perkins, Elba Morales, Jessica Sticklor-Lipson, Erika Miller,
Mercedes
Afshar, Kate Maxwell, Lucia Tang, John Lang, Walter Ploskon,
Charu
McDermott, Katie Klos, Matt Starr, Fanny Gonzalez, and all of
my
colleagues who participated in the Jenga architecture happy
hour.
Denise Brough, Director of Business Development
Davis Construction
James Davis, President
Steven Phillips, Vice President - Estimating
CityInterests
Chris Furlong, Associate
US Bank Commercial Real Estate
Fran Doherty, Assistant Relationship Manager
Page
Saul Zapata, Senior Technical Designer
Robert M. Gurney, FAIA

maymi
Callout
you can move these to background information and order
somewhere in logically... Prof says this is actually background
info.
you kept all these at your edited version. it seems you just did
some touch-up..
for young professionals
and students
maymi
Callout
please take into consideration those notes given by prof
maymi
Callout
please take into consideration those notes given by prof
maymi
Line
maymi
Line

maymi
Callout
you can delete this portion . As you see, prof says" i already
said a lot.
you can use this info and expand the related places.. or delete
this.. whatever make the written section well.
maymi
Callout
make sure you corrected typoes and complete the misspellings
maymi
Line
maymi
Line
maymi
Callout
make sure you corrected typoes and complete the misspellings

maymi
Callout
you deleted this from reference, but you keep it here. Actually
there is no any source under UDC flagship repsorts.
I will give you university lists. you can visit their websites
check it. which university has dormitory, average cost, how
many students stay in the dormitory etc.....
we can use real sources to replace with the current source.... As
i said there is no ant valid source under UDC 2018 FLAGSHIP
REPORT source...
in this part, i try to explain how amny universities there are in
washington dc,
which one has dormitory. whats total students, how many
percentage live in dormitory, average dormitory cost... etc....
maymi
Callout
YOU DID NOT TAKE OUT....
maymi
Callout
this sentence are not completed at yoru written documents.
maymi
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YOU DID NOT TAKE OUT....

maymi
Rectangle
maymi
Rectangle
maymi
Rectangle
maymi
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MOST IMPORTANT QUESTIONS YOU NEED TO
COMPLETE. THATS THE MAIN REASON I SHARED AND
SUBMITTED FOR YOU...
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I AM ADDING THE UNIVERSITY LISTS. I WILL SUBMIT
UNIVERSITY AVERAGE COST STUDENTS NUMBEERS ETC
AS PDF.... YOU CAN USE TO RESPOND THE QUESTIONS.
IF YOU NEED MORE INFO TO RESPOND THE QUESTIONS
GIVEN BY PROF. YOU CAN SEARCH FROM INTERNET
USE SOME OTHER SOURCES...
all those unievrsites listed below are located in
WASHINGTON, DC ( DISTRICT OF COLUMBIA,USA )
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1. Univ. of the District of Columbia

2. Howard University
3. Trinity Washington University
4. Gallaudet University
5. American University
6. Catholic University of America-Primary
7. George Washington University
8. Georgetown University
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2/6/2019 College Navigator - University of the District of
Columbia
https://nces.ed.gov/collegenavigator/?s=DC&l=93+94&pg=1&id
=131399#admsns 1/4
View on Google Maps
IPEDS ID: 131399
OPE ID: 00144100
Carnegie Classification

Master's Colleges & Universities: Small Programs
Religious Affiliation
Not applicable
Federal Aid
Eligible students may receive Pell Grants and other
federal aid (e.g. Direct Loans).
Undergraduate students enrolled who are
formally registered with office of disability
services
3% or less
Other Characteristics
Historically Black College or University
General information: (202) 274-5000
Website: www.udc.edu
Type: 4-year, Public
Awards offered: Associate's degree
Bachelor's degree
Postbaccalaureate certificate
Master's degree
Campus setting: City: Large
Campus housing: No
Student population: 4,247 (3,859 undergraduate)
Student-to-faculty ratio: 10 to 1

GENERAL INFORMATION
Admissions www.udc.edu/admissions/
Apply Online www.udc.edu/apply/
Financial Aid www.udc.edu/admissions/financial-aid/
Net Price Calculator
www.udc.edu/custom/cost_calculator/npcalc.htm
Tuition Policies for Servicemembers and Veterans
www.udc.edu/military/
Disability Services www.udc.edu/drc/
Mission Statement
www.udc.edu/welcome/mission.htm
Special Learning Opportunities
ROTC (Army, Air Force)
Teacher certification
Distance education – undergraduate courses offered, programs
not offered
Distance education – graduate courses offered, programs not
offered
Student Services
Remedial services
Academic/career counseling service
Employment services for students
Placement services for completers
On-campus day care for students' children
Credit Accepted

Dual credit
Advanced placement (AP) credits
FACULTY AND GRADUATE ASSISTANTS BY PRIMARY
FUNCTION, FALL 2017 FULL TIME PART TIME
Total faculty 217 428
Instructional 205 425
Research and public service 12 3
Total graduate assistants - 34
Instructional - 31
Research - 3
TUITION, FEES, AND ESTIMATED STUDENT EXPENSES
ESTIMATED EXPENSES FOR FULL-TIME BEGINNING
UNDERGRADUATE STUDENTS
Beginning students are those who are entering postsecondary
education for the first time.
ESTIMATED
EXPENSES FOR
ACADEMIC YEAR
2014-2015 2015-2016 2016-2017 2017-2018 % CHANGE 2016-
2017 TO 2017-2018
Tuition and fees

In-state $5,189 $5,251 $5,612 $5,756 2.6%
Out-of-state $11,104 $11,233 $11,756 $12,092 2.9%
Books and supplies $1,200 $995 $1,280 $1,280 0.0%
Living
arrangement
Off Campus
Room and board $15,630 $15,027 $16,425 $16,425 0.0%
Other $4,727 $4,652 $4,627 $4,727 2.2%
Off Campus with
Family
Other $4,727 $4,652 $4,627 $4,727 2.2%
TOTAL EXPENSES 2014-2015 2015-2016 2016-2017 2017-
2018 % CHANGE 2016-2017 TO 2017-2018
In-state
Off Campus $26,746 $25,925 $27,944 $28,188 0.9%
University of the District of Columbia
4200 Connecticut Ave NW, Washington, District of Columbia
20008
IES NCES National Center for Education Statistics Search Go
http://maps.google.com/?hl=en&q=4200%20Connecticut%20Av
e%20NW,%20Washington,%20DC,%2020008

http://maps.google.com/?hl=en&q=4200%20Connecticut%20Av
e%20NW,%20Washington,%20DC,%2020008
http://nces.ed.gov/transfer.asp?location=www.udc.edu
http://nces.ed.gov/transfer.asp?location=www.udc.edu/admissio
ns/
http://nces.ed.gov/transfer.asp?location=www.udc.edu/apply/
http://nces.ed.gov/transfer.asp?location=www.udc.edu/admissio
ns/financial-aid/
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ost_calculator/npcalc.htm
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http://nces.ed.gov/transfer.asp?location=www.udc.edu/drc/
http://nces.ed.gov/transfer.asp?location=www.udc.edu/welcome/
mission.htm
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https://nces.ed.gov/
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Columbia
=131399#admsns 2/4
ESTIMATED
EXPENSES FOR
ACADEMIC YEAR
2014-2015 2015-2016 2016-2017 2017-2018 % CHANGE 2016-
2017 TO 2017-2018
Off Campus with
Family $11,116 $10,898 $11,519 $11,763 2.1%

Out-of-state
Off Campus $32,661 $31,907 $34,088 $34,524 1.3%
Off Campus with
Family $17,031 $16,880 $17,663 $18,099 2.5%
MULTIYEAR TUITION CALCULATOR
AVERAGE GRADUATE STUDENT TUITION AND FEES FOR
ACADEMIC YEAR 2017-2018
In-state tuition $8,550
In-state fees $860
Out-of-state tuition $16,434
Out-of-state fees $860
ALTERNATIVE TUITION PLANS
TYPE OF PLAN OFFERED
Tuition guarantee plan
Prepaid tuition plan
Tuition payment plan X
Other alternative tuition plan
FINANCIAL AID
UNDERGRADUATE STUDENT FINANCIAL AID, 2016-2017

Full-time Beginning Undergraduate Students
TYPE OF AID NUMBER RECEIVINGAID
PERCENT RECEIVING
AID
TOTAL AMOUNT OF
AID RECEIVED
AVERAGE AMOUNT
OF AID RECEIVED
Any student financial
aid1
199 83% —— ——
Grant or scholarship
aid 166 69% $1,470,061 $8,856
Federal grants 135 56% $735,566 $5,449
Pell grants 135 56% $669,533 $4,960
Other federal grants 49 20% $66,033 $1,348
State/local
government grant or
scholarships
9 4% $17,961 $1,996

Institutional grants or
scholarships 65 27% $716,534 $11,024
Student loan aid 97 40% $513,479 $5,294
Federal student loans 97 40% $513,479 $5,294
Other student loans 0 0% $0 —
1 Includes students receiving Federal work study aid and aid
from other sources not listed above.
All Undergraduate Students
PERCENT RECEIVING
AID
TOTAL AMOUNT OF
AID RECEIVED
AVERAGE AMOUNT
OF AID RECEIVED
aid1
2,164 55% $13,026,346 $6,020
Pell grants 1,860 47% $8,944,467 $4,809
Federal student loans 1,631 41% $12,385,874 $7,594
1 Grant or scholarship aid includes aid received, from the
federal government, state or local government, the institution,

and other
sources known by the institution.
For more information on Student Financial Assistance Programs
or to apply for financial aid via the web, visit Federal Student
Aid.
NET PRICE
AVERAGE NET PRICE FOR FULL-TIME BEGINNING
STUDENTS
Full-time beginning undergraduate students who paid the in-
state or in-district tuition rate and were awarded grant or
scholarship aid from federal, state or local governments, or the
institution.
2014-2015 2015-2016 2016-2017
Average net price $17,614 $15,153 $16,741
Full-time beginning undergraduate students who paid the in-
state or in-district tuition rate and were awarded Title IV aid by
income.
Estimate the total tuition and fee costs over the duration of a
typical program.
http://studentaid.ed.gov/
https://ies.ed.gov/

Columbia
=131399#admsns 3/4
Visit this institution's net price calculator
AVERAGE NET PRICE BY
INCOME 2014-2015 2015-2016 2016-2017
$0 – $30,000 $17,527 $14,730 $16,989
$30,001 – $48,000 $18,157 $15,829 $18,125
$48,001 – $75,000 $19,822 $17,282 $18,219
$75,001 – $110,000 $22,785 $20,341 $23,938
$110,001 and more $21,183 $20,714 $15,764
Average net price is generated by subtracting the average
amount of federal, state/local government, or institutional grant
or
scholarship aid from the total cost of attendance. Total cost of
attendance is the sum of published tuition and required fees
(lower
of in-district or in-state), books and supplies, and the weighted
average for room and board and other expenses.
Title IV aid to students includes grant aid, work study aid, and
loan aid. These include: Federal Pell Grant, Federal
Supplemental
Educational Opportunity Grant (FSEOG), Academic
Competitiveness Grant (ACG), National Science and

Mathematics Access to
Retain Talent Grant (National SMART Grant), Teacher
Education Assistance for College and Higher Education
(TEACH) Grant,
Federal Work-Study, Federal Perkins Loan, Subsidized Direct
or FFEL Stafford Loan, and Unsubsidized Direct or FFEL
Stafford
Loan. For those Title IV recipients, net price is reported by
income category and includes students who received federal aid
even
if none of that aid was provided in the form of grants. While
Title IV status defines the cohort of student for which the data
are
reported, the definition of net price remains the same – total
cost of attendance minus grant aid.
NET PRICE CALCULATOR
An institution’s net price calculator allows current and
prospective students, families, and other consumers to estimate
the net price of
attending that institution for a particular student.
www.udc.edu/custom/cost_calculator/npcalc.htm
ENROLLMENT
FALL 2017
TOTAL ENROLLMENT 4,247
Undergraduate enrollment 3,859
Undergraduate transfer-in enrollment 299
Graduate enrollment 388

UNDERGRADUATE ATTENDANCE STATUS
UNDERGRADUATE STUDENT GENDER
UNDERGRADUATE RACE/ETHNICITY
UNDERGRADUATE STUDENT AGE UNDERGRADUATE
STUDENT RESIDENCE
Residence data are reported for first-time degree/certificate-
seeking undergraduates, Fall 2016.
GRADUATE ATTENDANCE STATUS
http://nces.ed.gov/transfer.asp?location=www.udc.edu/custom/c
ost_calculator/npcalc.htm
https://ies.ed.gov/
Columbia
=131399#admsns 4/4
College Navigator Home | College Costs | Prepare |
Financial Aid | Careers
GRADUATE ATTENDANCE STATUS
UNDERGRADUATE DISTANCE EDUCATION STATUS
GRADUATE DISTANCE EDUCATION STATUS
ADMISSIONS

Undergraduate application fee (2017-2018): $35
This institution has an open admission policy. Contact the
institution for more information.
RETENTION AND GRADUATION RATES
OUTCOME MEASURES
PROGRAMS/MAJORS
SERVICEMEMBERS AND VETERANS
VARSITY ATHLETIC TEAMS
ACCREDITATION
CAMPUS SECURITY
COHORT DEFAULT RATES
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2/6/2019 University of the District of Columbia - College
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Information
Institution Name:
Institution Type:
College
Address:
4200 Connecticut Ave
NW
Washington, DC 20008
General information:
(202) 274-5000
Financial aid office:
www.udc.edu/admissions/financial-
aid/
Admissions office:

www.udc.edu/admissions/
IPEDS ID:
131399
Characteristics
Description: Public, 4-year or above
Certificates offered: Postbaccalaureate
Degrees offered: Associate’s, Bachelor's, Master's
Enrollment
Total enrollment: 4,247
Undergraduate enrollment: 3,859
Percent of Undergraduate enrollment
by gender
Men: 42.6%
Women: 57.4%
by race/ethnicity
American Indian or Alaskan Native: 0.2%
Asian: 1.9%
Black or African American: 59.4%
Hispanic/Latino: 11.4%
Native Hawaiian or other Pacific Islander: 0.1%
White: 4.5%
Two or more races: 2.1%
Race/ethnicity unknown: 8.9%
Non-resident alien: 11.5%
(Enrollment data Fall 2017)
Financial
Academic year prices for full-time, first-time undergraduate
students

2017-18 2016-17 2015-16
Tuition & fees
In-state $5,756 $5,612 $5,251
Out-of-state $12,092 $11,756 $11,233
Books and supplies $1,280 $1,280 $995
Off-campus
Room and board $16,425 $16,425 $15,027
Other expenses $4,727 $4,627 $4,652
Off-campus with family
Other expenses $4,727 $4,627 $4,652
(Source: IPEDS College data 2017-2018)
National Center for Education Statistics
Institute of Education Sciences
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2/6/2019 College Navigator - Howard University
=131520#admsns 1/5
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IPEDS ID: 131520
OPE ID: 00144800
Carnegie Classification
Doctoral Universities: Higher Research Activity
Religious Affiliation
Not applicable
Federal Aid
Eligible students may receive Pell Grants and other
federal aid (e.g. Direct Loans).
Undergraduate students enrolled who are
formally registered with office of disability
services
3% or less
Other Characteristics

Historically Black College or University
General information: (202) 806-6100
Website: www.howard.edu
Type: 4-year, Private not-for-profit
Awards offered: Two but less than 4 years certificate
Bachelor's degree
Postbaccalaureate certificate
Master's degree
Post-master's certificate
Doctor's degree - research/scholarship
Doctor's degree - professional practice
Campus setting: City: Large
Campus housing: Yes
Student population: 9,392 (6,354 undergraduate)
Student-to-faculty ratio: 8 to 1
GENERAL INFORMATION
Admissions www.howard.edu/enrollment/admission/
Apply Online www.howard.edu/enrollment/admission
Financial Aid www.howard.edu/financialaid/default.htm
Net Price Calculator
www.howard.edu/financialaid/netprice/npcalc.htm
Tuition Policies for Servicemembers and Veterans
www.howard.edu
Disability Services
www.howard.edu/specialstudentservices/DisabledStudents.htm
Athletic Graduation Rates www.howard.edu
Mission Statement

Howard University, a culturally diverse, comprehensive,
research intensive and historically Black private university,
provides an
educational experience of exceptional quality at the
undergraduate, graduate, and professional levels to students of
high academic
standing and potential, with particular emphasis upon
educational opportunities for Black students. Moreover, the
University is
dedicated to attracting and sustaining a cadre of faculty who
are, through their teaching, research and service, committed to
the
development of distinguished, historically aware, and
compassionate graduates and to the discovery of solutions to
human problems
in the United States and throughout the world. With an abiding
interest in both domestic and international affairs, the
University is
committed to continuing to produce leaders for America and the
global community.
Special Learning Opportunities
ROTC (Army, Air Force)
Teacher certification
Distance education – undergraduate courses offered, programs
not offered
Distance education – graduate programs offered
Study abroad
Student Services
Remedial services
Academic/career counseling service

Employment services for students
Placement services for completers
Credit Accepted
Dual credit
Advanced placement (AP) credits
FACULTY AND GRADUATE ASSISTANTS BY PRIMARY
FUNCTION, FALL 2017 FULL TIME PART TIME
Total faculty 1,199 284
Instructional 961 275
Research and public service 238 9
Total graduate assistants - 27
Instructional - 0
Research - 27
TUITION, FEES, AND ESTIMATED STUDENT EXPENSES
ESTIMATED EXPENSES FOR FULL-TIME BEGINNING
UNDERGRADUATE STUDENTS
ESTIMATED
EXPENSES FOR

ACADEMIC YEAR
2014-2015 2015-2016 2016-2017 2017-2018 % CHANGE 2016-
2017 TO 2017-2018
Tuition and fees $23,970 $23,970 $24,908 $25,697 3.2%
Books and supplies $3,000 $3,000 $1,500 $1,500 0.0%
Living
arrangement
On Campus
Room and board $13,646 $13,646 $13,280 $13,504 1.7%
Other $2,500 $2,500 $1,800 $2,500 38.9%
TOTAL EXPENSES 2014-2015 2015-2016 2016-2017 2017-
2018 % CHANGE 2016-2017 TO 2017-2018
On Campus $43,116 $43,116 $41,488 $43,201 4.1%
Howard University
2400 Sixth St NW, Washington, District of Columbia 20059-
0001
http://maps.google.com/?hl=en&q=2400%20Sixth%20St%20NW
,%20Washington,%20DC,%2020059-0001
http://maps.google.com/?hl=en&q=2400%20Sixth%20St%20NW
,%20Washington,%20DC,%2020059-0001
http://nces.ed.gov/transfer.asp?location=www.howard.edu
http://nces.ed.gov/transfer.asp?location=www.howard.edu/enrol
lment/admission/

http://nces.ed.gov/transfer.asp?location=www.howard.edu/enrol
lment/admission
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cialaid/default.htm
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cialaid/netprice/npcalc.htm
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.edu/specialstudentservices/DisabledStudents.htm
https://ies.ed.gov/
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MULTIYEAR TUITION CALCULATOR
AVERAGE GRADUATE STUDENT TUITION AND FEES FOR
ACADEMIC YEAR 2017-2018
Tuition $31,309
Fees $1,575
ALTERNATIVE TUITION PLANS
TYPE OF PLAN OFFERED
Tuition guarantee plan

Prepaid tuition plan
Tuition payment plan X
Other alternative tuition plan
FINANCIAL AID
UNDERGRADUATE STUDENT FINANCIAL AID, 2016-2017
Full-time Beginning Undergraduate Students
PERCENT RECEIVING
AID
TOTAL AMOUNT OF
AID RECEIVED
AVERAGE AMOUNT
OF AID RECEIVED
Any student financial
aid1
801 89% —— ——
aid 690 77% $14,094,587 $20,427
Federal grants 432 48% $2,148,864 $4,974

Pell grants 422 47% $1,980,330 $4,693
Other federal grants 43 5% $168,534 $3,919
State/local
government grant or
scholarships
28 3% $30,022 $1,072
Institutional grants or
scholarships 550 61% $11,915,701 $21,665
Student loan aid 531 59% $4,142,034 $7,800
Federal student loans 495 55% $3,156,958 $6,378
Other student loans 45 5% $985,076 $21,891
1 Includes students receiving Federal work study aid and aid
from other sources not listed above.
All Undergraduate Students
PERCENT RECEIVING
AID
TOTAL AMOUNT OF
AID RECEIVED
AVERAGE AMOUNT
OF AID RECEIVED

aid1
4,070 69% $69,129,923 $16,985
Pell grants 2,730 46% $13,293,231 $4,869
Federal student loans 3,022 51% $19,089,207 $6,317
1 Grant or scholarship aid includes aid received, from the
federal government, state or local government, the institution,
and other
sources known by the institution.
For more information on Student Financial Assistance Programs
or to apply for financial aid via the web, visit Federal Student
Aid.
NET PRICE
AVERAGE NET PRICE FOR FULL-TIME BEGINNING
STUDENTS
Full-time beginning undergraduate students who were awarded
grant or scholarship aid from federal, state or local
governments, or the institution.
2014-2015 2015-2016 2016-2017
Average net price $20,429 $22,712 $21,061
Full-time beginning undergraduate students who were awarded
Title IV aid by income.
AVERAGE NET PRICE BY
INCOME 2014-2015 2015-2016 2016-2017

$0 – $30,000 $23,182 $22,272 $22,956
$30,001 – $48,000 $25,781 $27,928 $24,584
$48,001 – $75,000 $26,584 $28,888 $26,156
$75,001 – $110,000 $27,820 $26,759 $26,300
$110,001 and more $21,065 $16,612 $17,437
Average net price is generated by subtracting the average
amount of federal, state/local government, or institutional grant
or
scholarship aid from the total cost of attendance. Total cost of
attendance is the sum of published tuition and required fees,
books
and supplies, and the weighted average for room and board and
other expenses.
Estimate the total tuition and fee costs over the duration of a
typical program.
http://studentaid.ed.gov/
=131520#admsns 3/5
Visit this institution's net price calculator
Title IV aid to students includes grant aid, work study aid, and

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