Choose an occupied unit · Canada guide
Modular building or converted shipping container?
Start with the finished use, occupants and site requirements. A steel shell is only one part of an occupied-space project.
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Compare finished requirements
Specify clear room sizes, accessible routes, doors, windows, heating, ventilation, plumbing and electrical equipment. State occupancy, working hours, public access and any overnight use. A site office and a dwelling need different assessments.
A purpose-built modular unit may be designed for a particular occupancy. A container conversion needs assessment of the shell, openings and connections. Neither description alone confirms acceptance at your site.
Compare three different starting points
A bare shipping container is not a finished office. Ask each supplier to identify what is supplied, what remains on site and the drawings that describe the finished arrangement.
| Starting point | Included only if specified | Key comparison |
|---|---|---|
| Bare shipping container | Repairs, openings, lining, building services and occupied-use design | Full conversion scope beyond the shell price |
| Converted shipping container | The stated fit-out, equipment and documentation | Finished clear space, intended use and outstanding site work |
| Purpose-built modular building | The quoted layout, equipment, connections and documentation | Occupancy basis, site installation and complete delivered scope |
Ask about documentation and acceptance
Obtain drawings, structural information, certification documents and the stated code basis. Ask the local authority how factory work, site foundations, connections and final inspections will be assessed.
Factory certification does not by itself resolve zoning or authorize occupancy. Confirm the documents and inspections required for this site, proposed use and jurisdiction.
Design and price the complete installation
Discuss snow, wind, frost, ground movement, thermal bridges, condensation, heating and ventilation with qualified professionals. Request a coordinated assembly and finished clear dimensions.
Compare commissioned CAD costs including design, permits, supports, transport, crane work, utilities and site finishing. Make exclusions explicit before accepting a base-unit price.
Work from the finished plan
Place desks, workstations, storage and equipment on the proposed finished layout. Wall, floor and ceiling build-ups reduce usable space; nominal exterior dimensions do not describe the room you receive. Identify delivery routes for furniture and maintenance access as well as people.
Insulation thickness alone does not establish winter comfort, summer conditions or condensation control. Ask how the complete assembly, ventilation and heating work together for the intended occupancy. If units will be joined, matching nominal lengths is not proof of structural or connection compatibility.
Separate supply, installation and future moves
Compare the same completed scope: drawings, fit-out, supports, transport, lifting, utility connections, testing and site finishing. State taxes and exclusions clearly. For a rental, include the minimum period, removal and any restoration or damage terms.
A relocatable description does not mean a fitted unit can be moved with furniture or equipment inside. Ask for the handling instructions, permitted transport condition, disconnected services, mass and responsibility for reinstatement before planning another move.
- Use, occupants, hours and the proposed site.
- Finished layout, accessible routes and equipment schedule.
- Design and installation responsibilities, with documentation to supply.
- Target date and the work needed before handover.
Questions before you choose
Does factory construction remove local permits?
No. Confirm accepted documentation and remaining site, land-use, connection, inspection and occupancy requirements with the authority.
Can I compare a shell price with a fitted modular office?
Only after adding the work and services needed to achieve the same finished use. Compare complete scopes and exclusions, not just the enclosure prices.
Will the advertised outside dimensions match the room size?
No. Request finished clear dimensions after the structure, insulation, linings, partitions and building services are accounted for.