Installed by NewlinesADU • Sea-to-Sky & North-Vancouver
ORCA LGS modular homes + garden suites.
Steel-framed modular units built indoors, then set fast on-site. We manage permits + install locally so your scope stays clear.
24–72h • Remote • No obligation
Why ORCA
Why we chose ORCA LGS
ORCA’s light-gauge steel system is built for west-coast conditions: rain, snow, humidity, and long-term durability — with a modular process that keeps projects more predictable.
Built stronger
Corrosion-resistant galvanized steel framing designed to resist rot, mould, and pests — and reduce long-term maintenance.
Fast + predictable
Factory-built indoors to avoid weather delays. Install is typically a crane set with quick weather-tight progress.
Efficient by design
High-performance envelopes and energy-focused assemblies designed for comfort and lower operating costs.
⚠︎ Final performance, scope, and schedule depend on site conditions, municipal requirements, foundation choice, and utility servicing.
What you can build
What you can build with ORCA
From compact garden suites to full-size modular homes — plus “lock-up” options if you want to add sweat equity.
Common fits in Sea-to-Sky
ADUs, cabins, primary homes, and small multi-unit concepts
- Backyard garden suites / ADUs for rental income or family.
- Resort cabins / short-term accommodation where fast deployment matters.
- Primary residences for rural lots or compact footprints.
- Small-scale multi-unit (duplex/triplex/townhome concepts) where applicable.
Published model pricing
LitePod examples shown on ORCA’s site
Module pricing only — site work is additional.
⚠︎ Site work, permits, foundation, craning, and service connections are additional. Pricing can change — we’ll confirm current numbers during your lot assessment.
How the project flows
How your ORCA project flows with NewlinesADU
You get one local team managing the full path — while ORCA builds the module(s) in a controlled factory environment.
1
Free lot assessment
Zoning, setbacks, flood constraints (if any), servicing routes, and best-fit ORCA model options.
2
Pre-construction + permits
Site plan, engineering coordination, energy, and permit submission — plus foundation + utility scope.
3
Build + install
ORCA manufactures. We prep site, coordinate delivery/crane set, connect services, and drive inspections to occupancy.
Foundation options we commonly use
The best foundation depends on the lot
- Screw piles / piers (often fastest, good for access constraints)
- Crawlspace / stem wall
- Full foundation (including over-garage carriage-house concepts where zoning allows)
⚠︎ Best option depends on flood requirements, soils, access, and your target layout.
Models to know
Popular ORCA models to know
A quick shortlist to start your feasibility conversation. We’ll confirm what fits your zoning and setbacks.
Browse all ORCA models →
ORCA modular FAQ
Quick answers for Sea-to-Sky projects
Quick answers to the questions we hear most. If you want, we’ll cover your exact lot in a free assessment.
Is an ORCA unit permitted as an ADU or garden suite in Squamish / Sea-to-Sky?
Often yes, but it depends on zoning, setbacks, servicing, and flood / hazard constraints. We’ll confirm what’s allowed and what size fits your lot.
How “finished” is the home when it arrives?
ORCA builds units indoors in a controlled environment. Most installs are a crane set, then we complete foundations connections, and final municipal steps on site.
What is “lock-up” and why would I choose it?
Lock-up is a weather-tight shell with trade-ready prep so you can take on finishing and reduce labour markups. It’s a good fit if you want sweat equity.
What do I still need on my property?
Typical needs include foundation, utilities (water/sewer or septic), electrical scope, and crane access. Site constraints determine the final plan.
Can ORCA ship to my area?
ORCA ships throughout BC (and other regions listed on their site). We coordinate delivery logistics into Sea-to-Sky, including crane planning and access checks.
Learn more from ORCA
Go deeper on ORCA’s model specs and options
If you want to go deeper on ORCA’s model specs, pricing, and options, start here:
ORCA lists their Vancouver Island address and contact details on their site if you prefer to reach them directly.
Next step
Ready to plan yours?
Start with a free assessment. We’ll confirm feasibility, outline next steps, and help you choose the right ORCA model for your lot.
Squamish • Whistler • Pemberton • North Vancouver • Vancouver
Remote • 24–72h • No obligation