What is the ZenniHome vision for living transformed?

“ZenniHome is true housing innovation - bringing new home options to suit changing customer preferences, 21st century manufacturing and robotics to how homes are made and how living space is utilized, new ways for aspiring entrepreneurs and developers to build communities and real estate wealth, and additional economic, social, and environmental benefits around the world. ZenniHome is living transformed.”   

- Bob Worsley, CEO

How can I use a ZenniHome?

You can use a ZenniHome as a primary or secondary home for yourself or as an ancillary Airbnb or other rental property. You can also use a ZenniHome as an Accessory Dwelling Unit (ADU). An ADU is a city-permitted separate housing unit that can be located on a residential lot that has an existing home on it. A ZenniHome can add that much-needed extra space for family, guests, a home office, art studio, home school, and so much more. 

Does ZenniHome deliver to my location?

ZenniHome will be shipping to sites within the contiguous 48 United States and Canada from our Page, Arizona plant. If we do not currently ship to your area, sign up for our Newsletter to stay informed of our service expansion. Please use our shipping calculator to determine shipping costs.

How long does it take to get my ZenniHome?

We are hoping to have our factory in Page, Arizona online by Q3 2022. With a standard custom-built neighborhood home, you might have to wait for a year or more from the time of your purchase to move in––but with ZenniHome, you will get it in half the time. Once our factory is in full production, you can estimate about 6 months from the time of your reservation to your move-in date.

How is a ZenniHome built?

ZenniHomes are modular (prefabricated) factory-built homes. They are built using steel frame (not wood) construction and are stronger than a traditional home built outdoors. They are assembled from the ground-up in a secure, weather controlled manufacturing environment and built to the 2018 International Residential Code standard. They are not HUD-standard manufactured or mobile homes (much higher quality).

Each ZenniHome consists of two halves (modules) that are the size of a standard container for ease of shipping. They are not built from shipping containers. The two modules are joined at the home site to complete the home building process. Every home is independently inspected and quality assured throughout the entire construction process.

What is the minimum size plot of land required?

Please see floor plans for plot estimates. Note: minimum size requirements will come down to local zoning ordinance: some places will allow an ADU or second dwelling unit on the property and some do not. See more under Zoning below.

What are the geological and/or topographical limitations for a ZenniHome?

ZenniHomes can be built on any piece of land, anywhere. A local contractor can provide further guidance based on geotechnical analysis (soil), topography, and local requirements. ZenniHome will provide the model, your contractor and you will be responsible for the site engineering and foundation. With the proper engineering, you can even put a model on elevated slabs or pylons in a flood zone or oceanfront location.

What are the ZenniHome Specifications?

Below is a quick overview of the ZenniHome specifications. There is more info elsewhere on our site (model specs, FAQs), but use this for quick reference:

Exterior dimensions

  • Denizen: 20’ x 16’ = 320 sq. ft. with 8’ x 13’ (100 sq. ft.) deck perimeter and 5’ x 4’ (20 sq. ft.) entry porch
  • Citizen: 40’ x 16’ = 640 sq. ft. with 7’ 9” x 20’ 6” (150 sq. ft.) deck perimeter and 5’ x 4’ (20 sq. ft.) entry porch


  • Denizen: approximately 16,000 lb / 8-ton (4-ton / module)
  • Citizen: approximately 32,000 lb / 16-ton (8-ton / module)

 Building Codes  

ZenniHomes are built to 2018 International Residential Code (2009 ICC, 2008 NEC). This is a higher standard than HUD standard for manufactured housing. Any standard sewer or septic system should be compatible with our models.

Construction and Life Safety Codes

ZenniHome models have not currently been designed as tornado shelters and do not currently meet Florida hurricane standards for residential buildings (i.e., they do not have impact windows). Note: this does not mean a ZenniHome cannot be installed in tornado prone areas - however we would recommend access to a separate tornado shelter.

The wind load is 120 MPH with 3-second gusts. The roof snow load is just 20 psf. However, after receiving many comments from prospective customers, we have discussed 
with our structural engineer and now believe we can make a small adjustment to our plans to achieve a 70 pounds per square foot rating, which should suffice most markets. While this has not yet been approved, we do hope to provide updated information very soon. The structure is built to Exposure Category C and Seismic Risk Category DII.

 Floor Plans 


The typical foundation system is a set of cast-in-place concrete piers supporting steel columns fastened to the modules. ZenniHome will provide installation instructions for a typical foundation system upon initial deposit. Unique sites require local contractor/architect/engineer design. All foundation components are the responsibility of the owner. 

  • Denizen: 6 concrete pier footings
  • Citizen: 9 concrete pier footings

ZenniHome models require a concrete pier foundation, crane access for installation, and, depending on your use, connections to utilities (electricity, water, and sewer). This means there are zoning, permitting, and other logistical site-specific requirements that may affect your placement permissions. This might include restrictions imposed by a Homeowners Association where applicable. These requirements can only be confirmed by professional analysis. If you don't want to deal with these logistics yourself, we have partnered with, who, for a small fee, can help facilitate this process for you. If you prefer to handle it yourself, we have outlined the following steps for you to execute prior to reserving a model.

What are the steps in getting a ZenniHome? (for more detailed information on each step see Our Process page)    

Step 1 -  Zoning. Find out from your local planning and zoning authority (city or county) if a ZenniHome can be placed on your property.

Step 2 - Reservation. Reserve Your Spot in the Queue.

Step 3 - Financing. Determine that you have the funds/mortgage to buy your new ZenniHome. If you are looking for a lender, we have partnered with Intercap Lending and even have our own dedicated loan officer. 

Step 4 - Pay Initial Deposit/Begin Permit Process. Obtain the Permit Drawing Package to begin the permitting process.

Step 5 - Permitting. Obtain the necessary permits.

Step 6a - Pay Final Deposit. Ensures Production Start Date.

Step 6b - Site Preparation. Build concrete piers and get utility access to your site (often requires a general contractor).

Step 7 - Shipping. Your home is shipped after permitting and site preparation is completed.

Step 8 - Final Payment. The balance is due when your ZenniHome arrives at your site.

Step 9 - Site Installation. Can be up to a 7-day process.

Step 10 - Move In!  Live Transformed!

 What information do I need to get started?

We suggest you have this site-specific information on hand as you begin this process.

  • Parcel Address: Street, City, County (if rural), State, ZIP
  • Parcel #
  • What square footage am I interested in adding?
  • Is the intended use as an ADU or a primary residence?

What different models do you offer?

We offer two versatile models to meet your housing needs: a one-bedroom Denizen 320 sq. ft., designed for 1-2 people, and a two-bedroom Citizen 640 sq. ft., designed for 2-4 people.

Can I customize my ZenniHome?

Yes/no––you can select from several modern exterior and interior design schemes offered by ZenniHome. You can also choose to add more advanced resilience features for power and water as well as advanced internet and entertainment options. There are currently no other customizable options available. 

 Our models act as building blocks. For example, you can add a Denizen (320 sq. ft.) to a Citizen (640 sq. ft.) to create a three bedroom 960 sq. ft. home. Also, because our models are made using steel framing they can be stacked. So it is very easy to put units on top of each other and create a second floor. We also plan to add a garage unit to our product configuration mix in the future.

How have you improved the bathroom?

ZenniHome prioritizes the rooms where life happens, and collapses space with a supporting role. Our water closet is a new kind of open plan great room: the kind where you can get wet. So we maximize usage and minimize floorspace, the shower and toilet occupy the same area. Our rain style showerhead ensures water doesn’t blast the whole room.

Does the ZenniHome come with heating and cooling?

Yes, the ZenniHome comes with a Heat Pump/Air Conditioner unit designed to keep you warm in the winter and cool in the summer.  

To what building codes are the ZenniHome models built?

ZenniHomes are built to the 2018 International Residential Code (2009 ICC, 2008 NEC). This is a higher standard than HUD standard for manufactured housing.  Any standard sewer or septic system should be compatible with our models. In addition, all ZenniHomes are built and inspected to the state or local building codes of its final site location.

 The wind load is 120 MPH with 3-second gusts. The roof snow load is 20 psf. The structure is built to Exposure Category C and Seismic Risk Category DII.

 ZenniHome models have not currently been designed as tornado shelters and do not currently meet FL hurricane standards for residential buildings (i.e., they do not have impact windows). Note: this does not mean a ZenniHome cannot be installed in tornado prone areas - however we would recommend access to a separate tornado shelter.

Are the models ADA compliant?  

All bathrooms, doors and hallways are built according to ADA requirements. The height of the kitchen counters will need to be lowered by 2 inches for an ADA compliant unit in comparison to a regular unit. Please let us know if your unit needs to be fully ADA compliant. Your local engineer/architect/contractor will be responsible for any other ADA site components including stairs or ramps.

What is the warranty?

Each ZenniHome comes with a 10-year warranty on the construction of the unit. The individual appliances and HVAC unit come with their standard warranties.

What smart features are available for my ZenniHome?

Your ZenniHome will arrive outfitted with the following smart technologies to keep you safe and connected:
  • Nest Thermostat
  • Ring Security doorbell and front/back cameras
  • Ultraloq digital door locks
  • All LED lighting
  • AC outlets with built in USB power outlets
     In addition, you can add smart features including:
    • Google Home Hub Max
    • Wi-Fi Google Mesh
    • Starlink Broadband Satellite
    Can I install a ZenniHome off the grid?

      What are additional costs we should consider?

      All the below additional costs are not included in the purchase price of your ZenniHome, but may be included in your mortgage depending on your lender.

      • Shipping: Once your ZenniHome is completed, it will be shipped from our factory in Page, Arizona at a price of approximately $4.00/mile for the Denizen and $8.00/mile for the Citizen. (If current diesel prices stay high, we may need to evaluate these rates at time of shipping)
      • Permitting/Inspection: As mentioned in Our Process, there will be costs associated with getting your ZenniHome permitted. These permit application, inspection, and approval costs will differ, depending on your local jurisdiction.
      • Foundation: There will be costs associated with the preparation of the foundation for the placement of the home.
      • Placement/Installation: There will be costs associated with the placement of your ZenniHome onto the foundation by crane and installation and joining of the two modules.
      • Utilities Connection: There will be costs associated for the extension and connection of the utilities to the site – electric, water, sewer – to be performed by a local qualified contractor, and inspected by the local permitting authority. If you are building off-grid, you will have to consider additional expenses for supplying your water and septic systems.

      Do ZenniHome units qualify for mortgage lending/financing?

      A ZenniHome is considered a modular factory-built home, not a mobile or manufactured home. Many lenders will provide a mortgage on this kind of home, whether you are buying it as a primary residence or as an Accessory Dwelling Unit (ADU). ZenniHome has partnered with Intercap Lending, which offers these kinds of loans. As with any mortgage, the amount of the loan depends on the appraisal. Our lending partner will have specialists that can effectively appraise your property and help you pay for all of the costs associated with your new home.

      Can the land parcel be included in the mortgage?

      If you are buying the lot and then adding a ZenniHome then you would need a construction loan for the lot and then a mortgage loan when your house has been delivered and installed. If you are paying for the lot and the home upon completion of the installation, then you would need just the mortgage. Intercap Lending will be able to help you with both scenarios.

      Can I use ZenniHome in my development project?

      Yes. Reach out to us to explore how ZenniHome’s Denizen and Citizen models can be used as part of your single-family, multi-family, and stacked multi-family developments, or to find out how to create a new community of your own.

      Where can I experience/visit a ZenniHome model in person?

      Our prototypes are being built now in our factory in Page, Arizona. When they are completed they will be installed in Mesa, Arizona (just east of Phoenix). Our newsletter update will keep you informed of their progress.

      How does ZenniHome use any information I provide?

      At ZenniHome, we completely respect your privacy and commit to keeping it private. The information you provide to us is used to communicate with you as we work to fulfill our contractual obligations. We do not share your information except with partners whom you may choose to work with us, in the delivery and placement of your unit to your site. “Cookies” are collected by our platform provider in order to perform website analytics – these are not shared or sold to anyone else. See our full privacy policy.