The promise of factory efficiency in prefab housing is often erased by new costs. Modules must be over-engineered to survive road transport—a primary design constraint—and then require complex, costly on-site work to connect, negating initial savings.

The collapse of Katerra, which burned through $2-3 billion in VC funding, shows that simply applying factory models to construction is not enough. The startup's failure highlights that deep, systemic issues like logistics, regulation, and on-site complexity cannot be solved by capital alone.

China offers a hyper-concentrated manufacturing ecosystem where suppliers are neighbors, supported by world-class infrastructure. This dramatically speeds up prototyping and production, turning complex international logistics into a simple "walk down the street."

To solve ill-fitting double-wide mobile homes, Clayton Homes innovated its manufacturing. Instead of building two halves separately and hoping they'd align, they built the entire home as a single unit, then sawed it in half for transport, ensuring a perfect reassembly on site.

The housing industry is resistant to startup disruption due to immense "activation energy." This includes hyper-local regulations, fragmented distribution, cyclical capital needs, and a complex web of legacy players. Overcoming this barrier requires decades of effort, creating a powerful moat for incumbents.

Rivian's unprofitability is linked to its high degree of vertical integration. While this strategy is expected to yield a long-term "structural advantage," it carries enormous fixed costs. Achieving profitability hinges on reaching a critical volume of production, a milestone the company expects to hit with its mass-market R2 vehicle.

Contrary to most industries that see technological gains, housing construction has become less efficient. This stagnation is a key, often overlooked driver of housing affordability issues, as the fundamental cost to build has not decreased with technology.

The Netherlands was an ideal starting market due to high construction density (short travel to pilot sites) and a single, nationwide building code. This homogeneity simplified product development and testing, unlike fragmented markets like the US or Germany, accelerating learning loops.

Legally mandated parking spaces for every new building add tens of thousands of dollars to construction costs and raise rents. These laws also make it impossible to reuse older, historic buildings that can't accommodate parking, fundamentally forcing modern architecture to be designed around cars.