The distinction that actually matters is the standard it is built to: a modular home is built to the same national building code as a conventional house, while a mobile or manufactured home is built to a separate standard and is treated differently by lenders, insurers and the City of Saskatoon's own permitting.
Because most of the work happens indoors on a factory line, a modular home is less exposed to Saskatoon's short building season and weather delays than a comparable site-built home, though foundation, hookups and finishing still have to happen locally and on local timelines, and a $400 to $600 home inspection matters just as much as it would on a site-built house.
Joel Dyck can confirm whether a specific modular home was permitted and inspected the way the City of Saskatoon requires before a buyer treats it as equivalent to a conventional resale. Get your hand-reviewed valuation from Joel Dyck.