Allwood Outlet is a family-owned building kit distributor that has been in business for 23 years and ships out of Sparta, New Jersey. They specialize in selling home and cabin material kits that can be used for the structural shells of smaller structures like sheds, saunas, and studios, as well as larger units like medium-sized cabins and even smaller, two-story homes. As a kit seller, Allwood Outlet is clear in pointing out that their packages are not necessarily considered a modular housing solution, but rather a kit of parts that can be assembled to form a livable structure.

Kits from Allwood Outlet are labeled as a DIY solution that includes pre-cut & measured components along with numbered drawings and instructions that buyers can use to assemble their home or cabin. Kits include all the necessary materials to construct the structural shell of their unit (shed, cabin, ADU, home). This includes wall planks, trusses, windows, doors, and hardware. The tongue and groove boards fit together like legos for ease and speed of assembly. Allwood Outlet also offers buyers the option for upgrades such as added insulation, interior stairs, and in some cases, an interior room partition that can be used to create a bathroom.

In the event individuals plan on including electricity and plumbing in their home/cabin, as is likely the case for individuals looking to use the kit for a residence or ADU, they recommend working with a licensed professional to complete those aspects of the project. It is also worth noting that buyers are responsible for checking with their local building department for local building code requirements and permitting needs. In the event of needing stamped drawings, buyers must hire an engineer to develop certified building plans.

Because Allwood Outlet does not manufacture the kits themselves but rather works with a network of European Builders, they cannot accommodate structural customization. On larger units, however, individuals have some flexibility over the interior layout of their cabin or home, as well as customized windows and doors.

Process of Building an Allwood Outlet Kit Home

Interested individuals should start by contacting Allwood Outlet and requesting a set of drawings for the unit they are interested in, free of charge. From there, individuals should check with their local building & zoning department regarding the possibility of building a kit structure and inquire about necessary permitting. In some cases, buyers may have to hire an outside engineer to create a set of plans to receive a building permit. For small to midsize cabins, permits are often not required. For large cabins, they are almost always required.

Once approved for permitting, or if not required, buyers of small to midsize units must pay in full for their unit. Buyers of large cabins must make an initial 30% project deposit for their kit, at which point, construction begins on these made-to-order models. For larger cabins, kit manufacturing can take between 4 - 6 months. Smaller units are either in stock and ready for shipping or have a 2-3 month lead time. 

While kits are being manufactured, or prepared for shipping, individuals can simultaneously work on preparing the building site. This includes preparing the site for utilities and laying a foundation. While local building codes may require a more robust foundation, Allwood’s kits can be placed on any flat, elevated surface. This can range from treated timbers on cinder block to a more substantial foundation with a crawlspace or basement. 

Once a large kit is completed and shipped by the factory in Europe, buyers are responsible for paying another 20% of the kit’s cost. When the kit is received by Allwood Outlet in New Jersey, the final 50% balance is due plus shipping costs. To reduce shipping costs for buyers on projects located far away from Allwood’s New Jersey distribution center, kits are shipped in bulk once there are sufficient orders in the region to fill a railway container. In most cases, Allwood states that shipping costs are under $2,000 for small to mid-size and up to $5,000 for larger kits. 

Once the materials arrive on site via local carrier, the kit should be assembled as soon as possible to avoid warping. For smaller kits, DIY-buyers can assemble their studio or cabin in 3-5 days. For larger kits, especially for units that will include utilities (electric, plumbing), Allwood estimates that projects can be fully-assembled, and move-in ready in a few weeks. 

Strengths:

• For buyers looking for a DIY project or looking to coordinate a project themselves, there is an opportunity for significant cost savings

• Offer a range of kits including sheds, saunas, studios, cabins, and residences

Reasons they might not be for you:

• You are looking to modify or customize elements of your home, including square footage

• You want a more turn-key option or would like to work with a company that can coordinate aspects of your home build.

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