Frequently asked questions

Spassio is an online marketplace and brokerage for prefab, modular, tiny and other factory-built homes. We help buyers discover models, compare manufacturers and find suitable suppliers for their projects.

There are two main ways to use Spassio:

• Enquire about a listed model: Browse the homes on Spassio and contact the manufacturer directly through the enquiry form on the model page.
• Submit a custom project: If you have your own requirements, drawings, an architect or a project that does not correspond to a listed model, send us your project details through our quote request form and we can help identify suitable manufacturers.

Learn more about Spassio. Spassio is a brand of Hakama Ltd, a company registered in England and Wales.

No. Spassio does not manufacture or build houses.

We are an independent platform connecting buyers with prefab manufacturers. The manufacturer you choose is responsible for the design, manufacture and agreed construction scope of your home.

Spassio is designed for private homebuyers, developers, investors and other organisations looking for prefab buildings.

You can use the platform to research the market, compare available models, contact manufacturers about listed homes or find manufacturers for a custom project.

Manufacturers listed on Spassio are based in Europe. Many operate internationally and deliver to several European countries, while some also export outside Europe.

Possibly. Delivery areas vary by manufacturer.

Some European manufacturers export outside Europe, but feasibility will depend on the destination, transport costs, local building regulations and import requirements.

No. There is no fee for buyers to browse Spassio, contact manufacturers or submit a custom project.

Where Spassio assists with a manufacturer introduction, we may receive an introduction fee from the manufacturer.

You can find a wide range of factory-built homes, including:

• Modular houses
• Panel-built houses
• Tiny houses
• Cabins
• Log houses
• Container houses
• Garden buildings

The exact construction system, level of completion and specification vary between manufacturers and models.

If you are looking for an existing design, browse the models on Spassio and compare options based on criteria such as size, price, number of bedrooms, construction type and project location.

If you already have your own design or specific project requirements, submit a custom project instead.

No.

Some manufacturers specialise in catalogue models, while others can modify existing designs or build fully bespoke houses.

If you already have architectural drawings or are working with an architect, you can submit them as part of a custom project.

In many cases, yes, although the level of customisation varies by manufacturer.

Possible changes can include layouts, finishes, windows, materials and technical specifications. If you are interested in modifying a particular model, explain the changes you would like when submitting your enquiry.

If your project is substantially different from the original model, it may be better treated as a custom project.

Open the model page and complete the enquiry form. For a broader project request, you can also ask for quotes.

Your request will be sent directly to the manufacturer, who can contact you to discuss the model, specification, customisation options, availability and price.

Yes.

If you have a defined project, submit the details through our custom project form. We will review your requirements and, where appropriate, identify manufacturers that may be suitable.

For qualifying projects, we can introduce you to selected manufacturers so that you can discuss the project and compare proposals.

You should provide at least:

• Project country
• Approximate house size
• Number of bedrooms and bathrooms
• Planning status

Where available, we also recommend providing:

• Architectural drawings
• Planning documents
• Site information
• Preferred construction system
• Required level of completion
• Budget
• Desired timeline

Drawings are not mandatory in every case, but they can make a significant difference. Preparing a detailed quotation requires considerable work, so manufacturers are generally more likely to quote when a project is clearly defined and already progressing.

For larger or more complex projects, we may request additional technical information.

For listed models, response times depend on the individual manufacturer.

For custom projects, timing depends on the complexity and development stage of the project and on the manufacturers involved.

No. Requesting information about a listed model or submitting a custom project through Spassio is free for buyers.

No. Manufacturers can list eligible models on the Spassio marketplace independently, so a listing should not be interpreted as a certification, endorsement or guarantee by Spassio.

When Spassio actively searches for manufacturers for a custom project, we assess potential suppliers for that specific project and carry out additional checks before making introductions.

Buyers should nevertheless carry out their own due diligence before choosing a prefab manufacturer and signing a contract.

You can use Spassio to research houses, manufacturers and indicative prices before purchasing land.

However, manufacturers normally need a specific project location before they can prepare a meaningful quotation. Transport, foundations, local regulations, access and site conditions can all affect the final cost.

If you do not yet have a plot, we recommend using the platform for research and budget planning first. Detailed quotations are usually valid for a limited period and may need to be updated once your project progresses.

Not necessarily.

It can be useful to speak with manufacturers during the design and feasibility stages. However, detailed quotations become much more useful once the project is sufficiently defined and you understand what can legally be built on the site.

For early-stage custom projects, Spassio may recommend progressing the local design and planning work before approaching manufacturers for formal proposals.

Not necessarily.

Prices displayed on Spassio are supplied by manufacturers and normally relate to a particular model and specification. The final price can change depending on options, finishes, engineering, destination, transport and the scope of work required.

The manufacturer should confirm the final specification and price before you place an order. See our guide on how to compare prefab models for a more detailed comparison framework.

There is no universal standard.

Depending on the manufacturer, a price could refer to a structural kit, weather-tight shell, partially finished house or a more complete building.

Always check the specification accompanying the listing and what is included and excluded before comparing prices.

Sometimes, but not always.

Prefab projects can involve several separate cost categories, including the factory-produced house, transport, crane hire, assembly, foundations, utilities, site preparation and local contractors.

When comparing quotes, compare the scope of work rather than looking only at the headline price.

There is no single definition used by every prefab manufacturer. You can also consult our prefab glossary for common industry terms.

A turnkey proposal generally covers a wider scope than a structural package or weather-tight shell, but exactly what is included can vary significantly.

Check whether the proposal includes foundations, transport, assembly, electrical and plumbing work, heating, kitchens, bathrooms, flooring, painting, utility connections and other site work.

This is particularly important with cross-border projects, where some work may still need to be carried out by local contractors.

VAT treatment depends on the transaction, the country where the manufacturer is based, the destination country and the type of buyer.

Cross-border purchases can also involve import VAT, customs procedures or other taxes when the house is delivered outside the relevant tax area.

The manufacturer or your tax adviser should confirm the VAT treatment applicable to your purchase. For more detail, read our prefab house import and VAT guide.

Prefab construction does not normally exempt a building from local planning rules.

Whether permission is required depends on the country, municipality, intended use, dimensions of the building, location and other local requirements.

Always check what can be built on your land before ordering a house.

For many permanent residential projects, you will need a local architect, engineer or other qualified professional to prepare or adapt the project for local approval. Our guide on how to choose a prefab manufacturer provides additional guidance for evaluating suppliers and project responsibilities.

Even when a manufacturer supplies architectural or technical drawings, they may need to be reviewed or adapted to comply with local regulations.

No.

European manufacturers regularly export houses across borders, but building regulations are applied locally. Structural requirements, energy performance, fire safety, electrical installations, snow loads, wind loads and other requirements can differ between countries and regions.

Compliance should therefore be confirmed for the specific project and location.

This depends on the manufacturer and contract.

In many cross-border projects, foundations and other site works are organised locally according to drawings or technical requirements supplied by the manufacturer. Other manufacturers may offer a broader installation or turnkey service.

Foundation design can depend on soil conditions, groundwater, frost depth, levels and the structural loads of the building.

This varies by manufacturer.

Some manufacturers include delivery and installation in their offer. Others quote the house separately and provide transport and assembly as optional services.

Always confirm:

• Who organises transport
• Whether unloading is included
• Whether a crane is required
• Who assembles the building
• What site access is needed
• What must be completed before the house arrives

There is no standard lead time.

Production schedules depend on the manufacturer, construction system, project size, level of customisation and current factory capacity.

The complete project timeline can also include design, planning, engineering, foundations, transport, assembly and remaining site work.

Ask the manufacturer for both the estimated production lead time and the complete delivery schedule.

You purchase the house from the manufacturer or contractor you select.

Spassio helps buyers discover and connect with manufacturers but is not the supplier of the house.

Your construction scope, price, payment schedule, delivery conditions and warranties should be set out in your agreement with the supplier.

Warranty terms are provided by the manufacturer or contractor supplying the house.

Before signing a contract, check what is covered, how long the warranty lasts, which company is responsible for each part of the project and how warranty issues will be handled in your country.

Do not compare total prices alone.

Check whether each proposal includes the same:

• Building specification
• Insulation and energy-performance level
• Windows and external doors
• Exterior finishes
• Interior finishes
• Kitchen and bathrooms
• Heating and ventilation
• Electrical and plumbing installations
• Foundations
• Transport
• Crane and installation
• Utility connections
• Design and engineering
• Taxes
• Warranty
• Delivery schedule

Two apparently similar prefab houses can have very different prices because their scopes of supply are different. For a fuller comparison, see how to compare prefab models.

Yes. Spassio works with European prefab manufacturers that want to promote their models and receive enquiries from buyers.

Manufacturers can create a presence on the marketplace and publish eligible prefab house models.

Visit our Advertise with us page to learn more.