The Picket Fence: Evaluating Systems-Built Housing Approaches in Pittsburgh

The Picket Fence: Evaluating Systems-Built Housing Approaches in Pittsburgh

This article is part of a series discussing the current research activities of the Affordable Housing Research and Technology Division within the Office of Policy Development and Research.

The Office of Policy Development and Research (PD&R) is funding a 16-month research project with the University of Pittsburgh to evaluate the Picket Fence, a systems-built concept home constructed in Pittsburgh, Pennsylvania. Developed by the Housing Innovation Alliance in collaboration with Structural Modular Innovations, the home serves as a platform for studying design choices, construction processes, and how consumers and industry respond to systems-built housing. With PD&R's support, which began in January 2025, the University of Pittsburgh will analyze consumer and industry survey results, review construction processes, and assess the home's long-term durability and performance. Together, these research efforts will advance understanding of how systems-built construction supports the delivery of safe and cost-effective housing at scale.

Systems-built construction is an approach to delivering homes using integrated, preengineered building systems that are designed and coordinated to work together; often manufactured offsite; and assembled to deliver predictable quality, performance, and construction speed. Systems-built construction represents one potential pathway toward improving efficiency and reducing time to occupancy; however, researchers need more evidence to understand how these approaches perform in real-world settings. PD&R's support for the Picket Fence evaluation aligns with broader federal efforts to increase the supply of financially accessible and attainable housing as well as with growing interest in systems-built and modular construction to deliver housing more efficiently without sacrificing quality. Furthermore, the evaluation serves as a useful test case for understanding how innovative construction approaches can further national housing goals. PD&R's investment ensures that the lessons learned through this project can build a stronger evidence base for expanding housing supply across the country.

America at Home Study

Completed in 2024, the Picket Fence was designed to reflect emerging household preferences identified through the America at Home Study, a national research effort that tracks how Americans' expectations of home have evolved since the COVID-19 pandemic. The Picket Fence home was built using modular construction. Prefabricated modules were manufactured offsite, transported to an urban infill site, and assembled in a single day. The resulting home features open layouts and functional design elements such as attainable, flexible, and wellness-oriented living spaces that align with insights from the America at Home Study.

Documenting the Construction Process

One part of the research focuses on the design, fabrication, and installation of the Picket Fence. Proponents often cite the potential advantages of modular and systems-built construction methods, including shortened construction timelines, improved quality control, and reduced material waste. The University of Pittsburgh research team is collecting design documents, production schedules, installation records, and other construction data from the project partners to better understand how these benefits manifest in practice.

Using this information, researchers are developing process maps that show the workflows among architects, modular manufacturers, contractors, and trade professionals. These maps will illustrate efficiencies, challenges, and delays in the development process. They also will show how work responsibilities shift across the construction timeline, which can differ significantly from those of traditional site-built projects.

In addition, the research team is preparing interview protocols to gather perspectives from key stakeholders involved in the project. These interviews will focus on design decisions, coordination among teams, and practical issues that influenced fabrication, transportation, and onsite assembly. The goal is not to evaluate individual performance but instead to better understand the totality of how systems-built projects function.

Assessing Materials, Durability, and Performance

A second area of research examines material selection and long-term performance. Researchers at the University of Pittsburgh are conducting a life cycle assessment (LCA) of the Picket Fence to better understand material use, durability, and potential long-term maintenance needs. LCA is a widely used method for evaluating building materials throughout their life cycle, including manufacturing, installation, use, and end-of-life considerations.

As part of this work, the research team compiled a detailed bill of materials and began analyzing key components using several established LCA tools. The analysis considers how materials are likely to perform under typical conditions and where systems-built methods may affect durability or service life. This work supports HUD's interest in housing that performs well over time and can better withstand natural hazards.

Although the Picket Fence was not designed specifically as a hazard-resistance demonstration, the durability analysis helps clarify how different assemblies and materials may influence its long-term performance. By examining adaptability, maintenance needs, and service life, the research also supports a broader understanding of the total cost of homeownership, including not just upfront costs but long-term repair and replacement needs.

Evaluating Consumer Preferences

PD&R's research funding also supports the evaluation of consumer preference data from the most recent wave of the America at Home Study. This study surveyed thousands of households nationwide to better understand current expectations related to home design, layout, and functionality.

The fourth wave of the study, completed in May 2025, builds on three earlier waves conducted between 2020 and 2022.

Researchers at the University of Pittsburgh are reviewing survey responses to identify trends that may influence future housing production. These include preferences related to space use, layout flexibility, home size, and features that support daily living. The analysis will assess how closely the Picket Fence aligns with contemporary consumer expectations and how those insights could inform future systems-built housing projects.

Listening to Industry Stakeholders

A final component of the research focuses on gathering perspectives from housing practitioners. The Housing Innovation Alliance is conducting structured listening sessions and focus groups with builders, developers, architects, component manufacturers, and other industry professionals. These activities are part of the Alliance's national Housing Supply Initiative and take place at Alliance-led convenings and established industry conferences.

Collectively, these sessions will engage more than 700 professionals across the housing sector. The discussions focus on both the opportunities and challenges associated with modular and systems-built construction. Early observations suggest strong interest in these approaches, along with persistent barriers such as permitting complexity, transportation logistics, factory capacity, and limited familiarity among some lenders and trades.

By incorporating these perspectives, the research helps ensure that the evaluation reflects real market conditions. The insights gathered through focus groups complement the technical analysis and consumer research, providing a more complete picture of how systems-built housing is viewed and used in practice.

Next Steps

University of Pittsburgh researchers will compile their findings into a final report in 2026 that will summarize lessons learned from the construction process review, life cycle assessment, consumer survey evaluation, and industry listening sessions. The results may help inform future PD&R research, technical assistance, and engagement with state and local partners interested in improving housing delivery.

The Housing Innovation Alliance and its partners are planning more concept homes that build on the Picket Fence concept. These projects will explore how systems-built methods perform in different markets and with different housing types, creating additional opportunities for evaluation.