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.
- ORCA: steel-framed modular systems + model lineup.
- NewlinesADU: local permitting + site work + install management.
- Result: faster timeline, less disruption, fewer unknowns.
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.
Corrosion-resistant galvanized steel framing designed to resist rot, mould, and pests — and reduce long-term maintenance.
Factory-built indoors to avoid weather delays. Install is typically a crane set with quick weather-tight progress.
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 with ORCA
From compact garden suites to full-size modular homes — plus “lock-up” options if you want to add sweat equity.
- 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.
LitePod examples shown on ORCA’s site:
- LP 400 (392 sq ft): $166,000 CAD
- LP 600 (630 sq ft): $257,000 CAD
⚠︎ Site work, permits, foundation, craning, and service connections are additional. Pricing can change — we’ll confirm current numbers during your lot assessment.
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.
Zoning, setbacks, flood constraints (if any), servicing routes, and best-fit ORCA model options.
Site plan, engineering coordination, energy, and permit submission — plus foundation + utility scope.
ORCA manufactures. We prep site, coordinate delivery/crane set, connect services, and drive inspections to occupancy.
- 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.
Popular ORCA models to know
A quick shortlist to start your feasibility conversation. We’ll confirm what fits your zoning and setbacks.
ORCA’s lineup also includes compact flex spaces (Nest series), full homes (e.g., Heron, Osprey), and multi-unit concepts (duplex/townhome models).
ORCA modular FAQ (Sea-to-Sky)
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.
We’ll map what’s allowed, recommend the right ORCA options, and give realistic site-work cost ranges.
Book a free lot assessmentLearn more from ORCA
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.
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.
Get my free lot assessment