diff --git a/bin/config/config.ini.default b/bin/config/config.ini.default
index 4c11b849..cacd9115 100644
--- a/bin/config/config.ini.default
+++ b/bin/config/config.ini.default
@@ -55,4 +55,8 @@ ListenPort = 54992
 
 [General]
 ; Sent on login - each line must be shorter than 307 characters, split lines with ';'
-MotD = Welcome to Sapphire!;This is a very good server;You can change these messages by editing General.MotD in config/zone.ini
\ No newline at end of file
+MotD = Welcome to Sapphire!;This is a very good server;You can change these messages by editing General.MotD in config/config.ini
+
+[Housing]
+; Set the default estate name. %i will be replaced with the plot number
+DefaultEstateName = Estate #%i
\ No newline at end of file
diff --git a/src/common/Database/ZoneDbConnection.cpp b/src/common/Database/ZoneDbConnection.cpp
index b35ecf79..a19f32d9 100644
--- a/src/common/Database/ZoneDbConnection.cpp
+++ b/src/common/Database/ZoneDbConnection.cpp
@@ -197,11 +197,14 @@ void Sapphire::Db::ZoneDbConnection::doPrepareStatements()
                     CONNECTION_BOTH );
 
   prepareStatement( HOUSING_HOUSE_UP,
-                    "UPDATE house SET BuildTime = ?, Aetheryte = ?, Comment = ?, HouseName = ?, Endorsements = ?, HousePartModels = ?, HousePartColours = ?, HouseInteriorModels = ? WHERE HouseId = ?;",
+                    "UPDATE house SET BuildTime = ?, Aetheryte = ?, Comment = ?, HouseName = ?, Endorsements = ? WHERE HouseId = ?;",
                     CONNECTION_BOTH );
 
   prepareStatement( LAND_INV_SEL_ALL,
-                    "SELECT LandIdent, ContainerId, ItemId, SlotId FROM houseiteminventory;",
+                    "SELECT houseiteminventory.*, charaglobalitem.catalogId, charaglobalitem.stain, charaglobalitem.CharacterId "
+                    "FROM houseiteminventory "
+                    "LEFT JOIN charaglobalitem "
+                    "ON houseiteminventory.ItemId = charaglobalitem.itemId;",
                     CONNECTION_BOTH );
 
   prepareStatement( LAND_INV_SEL_HOUSE,
@@ -212,6 +215,13 @@ void Sapphire::Db::ZoneDbConnection::doPrepareStatements()
                     "SELECT * FROM land WHERE LandSetId = ?;",
                     CONNECTION_SYNC );
 
+  prepareStatement( LAND_SEL_ALL,
+                    "SELECT land.*, house.Welcome, house.Aetheryte, house.Comment, house.HouseName, house.BuildTime, house.Endorsements "
+                    "FROM land "
+                    "LEFT JOIN house "
+                    "ON land.HouseId = house.HouseId;",
+                    CONNECTION_SYNC );
+
   /*prepareStatement( LAND_INS,
                     "INSERT INTO land ( LandSetId ) VALUES ( ? );",
                     CONNECTION_BOTH );
diff --git a/src/common/Database/ZoneDbConnection.h b/src/common/Database/ZoneDbConnection.h
index 2cbfac6e..179993d9 100644
--- a/src/common/Database/ZoneDbConnection.h
+++ b/src/common/Database/ZoneDbConnection.h
@@ -80,6 +80,7 @@ namespace Sapphire::Db
 
     LAND_INS,
     LAND_SEL,
+    LAND_SEL_ALL,
     LAND_UP,
     LANDSET_SEL,
     HOUSING_HOUSE_INS,
diff --git a/src/world/Manager/HousingMgr.cpp b/src/world/Manager/HousingMgr.cpp
index 44846d0e..50138589 100644
--- a/src/world/Manager/HousingMgr.cpp
+++ b/src/world/Manager/HousingMgr.cpp
@@ -25,6 +25,8 @@
 #include "ServerMgr.h"
 #include "Territory/House.h"
 #include "InventoryMgr.h"
+#include "Inventory/Item.h"
+#include "Inventory/ItemContainer.h"
 
 using namespace Sapphire::Common;
 using namespace Sapphire::Network;
@@ -33,22 +35,133 @@ using namespace Sapphire::Network::Packets::Server;
 
 extern Sapphire::Framework g_fw;
 
-Sapphire::World::Manager::HousingMgr::HousingMgr()
-{
-
-}
-
-Sapphire::World::Manager::HousingMgr::~HousingMgr()
-{
-
-}
+Sapphire::World::Manager::HousingMgr::HousingMgr() = default;
+Sapphire::World::Manager::HousingMgr::~HousingMgr() = default;
 
 bool Sapphire::World::Manager::HousingMgr::init()
 {
+  auto log = g_fw.get< Sapphire::Logger >();
+
+  log->info( "HousingMgr: Caching housing land init data" );
+  //LAND_SEL_ALL
+
+  // 18 wards per territory, 4 territories
+  m_landCache.reserve( 18 * 4 );
+
+  loadLandCache();
+
+  log->debug( "HousingMgr: Checking land counts" );
+
+  uint32_t houseCount = 0;
+  for( auto& landSet : m_landCache )
+  {
+    auto count = landSet.second.size();
+
+    houseCount += count;
+
+    if( landSet.second.size() != 60 )
+    {
+      log->fatal( "LandSet " + std::to_string( landSet.first ) + " is missing land entries. Only have " + std::to_string( count ) + " land entries." );
+      return false;
+    }
+  }
+
+  log->info( "HousingMgr: Cached " + std::to_string( houseCount ) + " houses" );
+
+  /////
+
+  if( !loadEstateInventories() )
+    return false;
 
   return true;
 }
 
+bool Sapphire::World::Manager::HousingMgr::loadEstateInventories()
+{
+  auto log = g_fw.get< Sapphire::Logger >();
+
+  log->info( "HousingMgr: Loading inventories for estates" );
+
+  auto pDb = g_fw.get< Db::DbWorkerPool< Db::ZoneDbConnection > >();
+
+  auto stmt = pDb->getPreparedStatement( Db::LAND_INV_SEL_ALL );
+  auto res = pDb->query( stmt );
+
+  uint32_t itemCount = 0;
+  while( res->next() )
+  {
+    //uint64_t uId, uint32_t catalogId, uint64_t model1, uint64_t model2, bool isHq
+    uint64_t ident = res->getUInt64( "LandIdent" );
+    uint16_t containerId = res->getUInt16( "ContainerId" );
+    uint64_t itemId = res->getUInt64( "ItemId" );
+    uint16_t slot = res->getUInt16( "SlotId" );
+    uint32_t catalogId = res->getUInt( "catalogId" );
+    uint8_t stain = res->getUInt8( "stain" );
+    uint64_t characterId = res->getUInt64( "CharacterId" );
+
+    auto item = make_Item( itemId, catalogId, 0, 0, 0 );
+    item->setStain( stain );
+    // todo: need to set the owner character id on the item
+
+    ContainerIdToContainerMap& estateInv = m_estateInventories[ ident ];
+
+    // check if containerId exists
+    auto container = estateInv.find( containerId );
+    if( container == estateInv.end() )
+    {
+      // create container
+      // todo: how to handle this max slot stuff? override it on land init?
+      auto ic = make_ItemContainer( containerId, 400, "houseiteminventory", true );
+      ic->setItem( slot, item );
+
+      estateInv[ containerId ] = ic;
+    }
+    else
+      container->second->setItem( slot, item );
+
+    itemCount++;
+  }
+
+  log->debug( "HousingMgr: Loaded " + std::to_string( itemCount ) + " inventory items" );
+
+  return true;
+}
+
+void Sapphire::World::Manager::HousingMgr::loadLandCache()
+{
+  auto pDb = g_fw.get< Db::DbWorkerPool< Db::ZoneDbConnection > >();
+
+  auto stmt = pDb->getPreparedStatement( Db::LAND_SEL_ALL );
+  auto res = pDb->query( stmt );
+
+  while( res->next() )
+  {
+    LandCacheEntry entry;
+
+    // land stuff
+    entry.m_landSetId = res->getUInt64( "LandSetId" );
+    entry.m_landId = res->getUInt64( "LandId" );
+
+    entry.m_type = static_cast< Common::LandType >( res->getUInt( "Type" ) );
+    entry.m_size = res->getUInt8( "Size" );
+    entry.m_status = res->getUInt8( "Status" );
+    entry.m_currentPrice = res->getUInt64( "LandPrice" );
+    entry.m_updateTime = res->getUInt64( "UpdateTime" );
+    entry.m_ownerId = res->getUInt64( "OwnerId" );
+
+    entry.m_houseId = res->getUInt64( "HouseId" );
+
+    // house stuff
+    entry.m_estateWelcome = res->getString( "Welcome" );
+    entry.m_estateComment = res->getString( "Comment" );
+    entry.m_estateName = res->getString( "HouseName" );
+    entry.m_buildTime = res->getUInt64( "BuildTime" );
+    entry.m_endorsements = res->getUInt64( "Endorsements" );
+
+    m_landCache[ entry.m_landSetId ].push_back( entry );
+  }
+}
+
 uint32_t Sapphire::World::Manager::HousingMgr::toLandSetId( uint16_t territoryTypeId, uint8_t wardId ) const
 {
   return ( static_cast< uint32_t >( territoryTypeId ) << 16 ) | wardId;
@@ -472,7 +585,8 @@ Sapphire::Common::LandIdent Sapphire::World::Manager::HousingMgr::clientTriggerP
   return ident;
 }
 
-void Sapphire::World::Manager::HousingMgr::sendHousingInventory( Entity::Player& player, uint16_t inventoryType, uint8_t plotNum )
+void Sapphire::World::Manager::HousingMgr::sendEstateInventory( Entity::Player& player, uint16_t inventoryType,
+                                                                uint8_t plotNum )
 {
   Sapphire::LandPtr targetLand;
 
@@ -510,10 +624,72 @@ void Sapphire::World::Manager::HousingMgr::sendHousingInventory( Entity::Player&
   if( targetLand->getOwnerId() != player.getId() )
     return;
 
-  auto container = targetLand->getItemContainer( inventoryType );
+  auto container = getEstateInventory( targetLand->getLandIdent() )[ inventoryType ];
   if( !container )
     return;
 
   auto invMgr = g_fw.get< Manager::InventoryMgr >();
   invMgr->sendInventoryContainer( player, container );
-}
\ No newline at end of file
+}
+
+const Sapphire::World::Manager::HousingMgr::LandSetLandCacheMap&
+  Sapphire::World::Manager::HousingMgr::getLandCacheMap()
+{
+  return m_landCache;
+}
+
+Sapphire::World::Manager::HousingMgr::LandIdentToInventoryContainerMap&
+  Sapphire::World::Manager::HousingMgr::getEstateInventories()
+{
+  return m_estateInventories;
+}
+
+Sapphire::World::Manager::HousingMgr::ContainerIdToContainerMap&
+  Sapphire::World::Manager::HousingMgr::getEstateInventory( uint64_t ident )
+{
+  auto map = m_estateInventories.find( ident );
+
+  assert( map != m_estateInventories.end() );
+
+  return map->second;
+}
+
+Sapphire::World::Manager::HousingMgr::ContainerIdToContainerMap&
+  Sapphire::World::Manager::HousingMgr::getEstateInventory( Sapphire::Common::LandIdent ident )
+{
+  auto u64ident = *reinterpret_cast< uint64_t* >( &ident );
+
+  return getEstateInventory( u64ident );
+}
+
+void Sapphire::World::Manager::HousingMgr::updateHouseModels( Sapphire::HousePtr house )
+{
+  assert( house );
+
+  auto getItemData = []( uint32_t itemId )
+  {
+    auto pExdData = g_fw.get< Data::ExdDataGenerated >();
+    auto info = pExdData->get< Sapphire::Data::Item >( itemId );
+    return info->additionalData;
+  };
+
+  auto containers = getEstateInventory( house->getLandIdent() );
+
+  auto extContainer = containers.find( static_cast< uint16_t >( InventoryType::HousingOutdoorAppearance ) );
+  if( extContainer != containers.end() )
+  {
+    for( auto& item : extContainer->second->getItemMap() )
+    {
+      house->setHousePart( static_cast< Common::HousePartSlot >( item.first ), getItemData( item.second->getId() ) );
+    }
+  }
+
+  auto intContainer = containers.find( static_cast< uint16_t >( InventoryType::HousingInteriorAppearance ) );
+  if( intContainer != containers.end() )
+  {
+    for( auto& item : intContainer->second->getItemMap() )
+    {
+      house->setHouseInteriorPart( static_cast< Common::HousingInteriorSlot >( item.first ), getItemData( item.second->getId() ) );
+    }
+  }
+}
diff --git a/src/world/Manager/HousingMgr.h b/src/world/Manager/HousingMgr.h
index b4334714..d0c59a6c 100644
--- a/src/world/Manager/HousingMgr.h
+++ b/src/world/Manager/HousingMgr.h
@@ -17,6 +17,47 @@ namespace Sapphire::World::Manager
   {
 
   public:
+
+    struct LandCacheEntry
+    {
+      // land table
+      uint64_t m_landSetId;
+      uint64_t m_landId;
+
+      Common::LandType m_type;
+      uint8_t m_size;
+      uint8_t m_status;
+
+      uint64_t m_currentPrice;
+
+      uint64_t m_updateTime;
+      uint64_t m_ownerId;
+      uint64_t m_houseId;
+
+      // house table
+
+      std::string m_estateWelcome;
+      std::string m_estateComment;
+      std::string m_estateName;
+
+      uint64_t m_buildTime;
+      uint64_t m_endorsements;
+    };
+
+    /*!
+     * @brief Maps land id to a list of cached entries
+     */
+    using LandSetLandCacheMap = std::unordered_map< uint64_t, std::vector< LandCacheEntry > >;
+
+    /*!
+     * @brief Maps container IDs to their relevant ItemContainerPtr
+     */
+    using ContainerIdToContainerMap = std::unordered_map< uint16_t, ItemContainerPtr >;
+    /*!
+     * @brief Maps land idents to a container containing ItemContainerPtrs
+     */
+    using LandIdentToInventoryContainerMap = std::unordered_map< uint64_t, ContainerIdToContainerMap >;
+
     HousingMgr();
     virtual ~HousingMgr();
 
@@ -50,12 +91,52 @@ namespace Sapphire::World::Manager
 
     void sendEstateGreeting( Entity::Player& player, const Common::LandIdent ident );
 
+    /*!
+     * @brief Updates the cached models on a house from the relevant apperance inventories.
+     * Does not send the subsequent update to clients.
+     *
+     * @param house The house to update the models for
+     */
+    void updateHouseModels( HousePtr house );
+
     /*!
      * @brief Sends the house inventory for the specified type to a player.
      *
-     * This enforces permissions on the inventory too so random players can't request a houses items
+     * This enforces permissions on the inventory too so random players can't request an estates items
      */
-    void sendHousingInventory( Entity::Player& player, uint16_t inventoryType, uint8_t plotNum );
+    void sendEstateInventory( Entity::Player& player, uint16_t inventoryType, uint8_t plotNum );
+
+    /*!
+     * @brief Get the land & house data that was cached on world startup.
+     * @return
+     */
+    const LandSetLandCacheMap& getLandCacheMap();
+
+    /*!
+     * @brief Get all loaded inventories for housing estates
+     * @return
+     */
+    LandIdentToInventoryContainerMap& getEstateInventories();
+
+    /*!
+     * @brief Get an estate inventory for a specific estate
+     * @param ident LandIdent for the specified estate
+     * @return A map containing container ids to ItemContainerPtr
+     */
+    ContainerIdToContainerMap& getEstateInventory( uint64_t ident );
+
+    /*!
+     * @brief Get an estate inventory for a specific estate
+     * @param ident LandIdent for the specified estate
+     * @return A map containing container ids to ItemContainerPtr
+     */
+    ContainerIdToContainerMap& getEstateInventory( Common::LandIdent ident );
+  private:
+    void loadLandCache();
+    bool loadEstateInventories();
+
+    LandSetLandCacheMap m_landCache;
+    LandIdentToInventoryContainerMap m_estateInventories;
 
   };
 
diff --git a/src/world/Network/Handlers/ClientTriggerHandler.cpp b/src/world/Network/Handlers/ClientTriggerHandler.cpp
index de7528c2..e61e168d 100644
--- a/src/world/Network/Handlers/ClientTriggerHandler.cpp
+++ b/src/world/Network/Handlers/ClientTriggerHandler.cpp
@@ -434,7 +434,7 @@ void Sapphire::Network::GameConnection::clientTriggerHandler( const Packets::FFX
       if( param2 == 1 )
         inventoryType = Common::InventoryType::HousingOutdoorStoreroom;
 
-      housingMgr->sendHousingInventory( player, inventoryType, plot );
+      housingMgr->sendEstateInventory( player, inventoryType, plot );
 
       break;
     }
diff --git a/src/world/ServerMgr.cpp b/src/world/ServerMgr.cpp
index ec597356..842151d3 100644
--- a/src/world/ServerMgr.cpp
+++ b/src/world/ServerMgr.cpp
@@ -151,6 +151,12 @@ void Sapphire::ServerMgr::run( int32_t argc, char* argv[] )
   auto pTeriMgr = std::make_shared< Manager::TerritoryMgr >();
   auto pHousingMgr = std::make_shared< Manager::HousingMgr >();
   g_fw.set< Manager::HousingMgr >( pHousingMgr );
+  if( !pHousingMgr->init() )
+  {
+    pLog->fatal( "Failed to setup housing!" );
+    return;
+  }
+
   g_fw.set< Manager::TerritoryMgr >( pTeriMgr );
   if( !pTeriMgr->init() )
   {
diff --git a/src/world/Territory/House.cpp b/src/world/Territory/House.cpp
index 820a7b1e..404f9f47 100644
--- a/src/world/Territory/House.cpp
+++ b/src/world/Territory/House.cpp
@@ -13,104 +13,35 @@
 
 extern Sapphire::Framework g_fw;
 
-Sapphire::House::House( uint32_t houseId, uint32_t landSetId, Common::LandIdent ident ) :
+Sapphire::House::House( uint32_t houseId, uint32_t landSetId, Common::LandIdent ident, const std::string& estateName,
+                        const std::string& estateComment ) :
   m_houseId( houseId ),
   m_landSetId( landSetId ),
-  m_landIdent( ident )
+  m_landIdent( ident ),
+  m_estateName( estateName ),
+  m_estateComment( estateComment )
 {
-  auto pDB = g_fw.get< Db::DbWorkerPool< Db::ZoneDbConnection > >();
 
-  // todo: convert to prepared statement
-  auto res = pDB->query( "SELECT * FROM house WHERE HouseId = " + std::to_string( houseId ) );
-
-  if( !res->next() )
-  {
-    g_fw.get< Sapphire::Logger >()->info( "Creating house House#" + std::to_string( houseId ) + " in LandSet#" + std::to_string( landSetId ) );
-
-    auto stmt = pDB->getPreparedStatement( Db::HOUSING_HOUSE_INS );
-
-    stmt->setUInt( 1, m_landSetId );
-    stmt->setUInt( 2, m_houseId );
-
-    pDB->execute( stmt );
-
-    // todo: make this nicer/configurable?
-    m_houseName = "Estate #" + std::to_string( m_landIdent.landId + 1 );
-  }
-  else
-  {
-    m_estateMessage = res->getString( "Comment" );
-    m_houseName = res->getString( "HouseName" );
-
-    auto housePartModels = res->getBlobVector( "HousePartModels" );
-    auto housePartColours = res->getBlobVector( "HousePartColours" );
-
-    auto models = reinterpret_cast< uint32_t* >( &housePartModels[ 0 ] );
-    for( auto i = 0; i < 8; i++ )
-    {
-      m_houseParts[ i ] = { models[ i ], housePartColours[ i ] };
-    }
-
-    auto houseInteriorModels = res->getBlobVector( "HouseInteriorModels" );
-
-    auto interiorModels = reinterpret_cast< uint32_t* >( &houseInteriorModels[ 0 ] );
-    for( auto i = 0; i < 10; i++ )
-    {
-      m_houseInteriorParts[ i ] = interiorModels[ i ];
-    }
-  }
 }
 
-Sapphire::House::~House()
-{
-}
+Sapphire::House::~House() = default;
 
 void Sapphire::House::updateHouseDb()
 {
   auto pDB = g_fw.get< Db::DbWorkerPool< Db::ZoneDbConnection > >();
 
-  // BuildTime = 1, Aetheryte = 2, Comment = 3, HouseName = 4, Endorsements = 5,
-  // HousePartModels = 6, HousePartColours = 7, HouseId = 8
+  // BuildTime = 1, Aetheryte = 2, Comment = 3, HouseName = 4, Endorsements = 5, HouseId = 6
   auto stmt = pDB->getPreparedStatement( Db::HOUSING_HOUSE_UP );
-  stmt->setUInt( 9, m_houseId );
+  stmt->setUInt( 6, m_houseId );
 
   stmt->setInt64( 1, m_buildTime );
   stmt->setInt( 2, 0 );
 
-  stmt->setString( 3, m_estateMessage );
-  stmt->setString( 4, m_houseName );
+  stmt->setString( 3, m_estateComment );
+  stmt->setString( 4, m_estateName );
 
   stmt->setUInt64( 5, 0 );
 
-  std::vector< uint32_t > models;
-  std::vector< uint8_t > colours;
-
-  for( auto i = 0; i < 8; i++ )
-  {
-    auto& part = m_houseParts[ i ];
-    models.push_back( part.first );
-    colours.push_back( part.second );
-  }
-
-  // todo: this is shit
-  std::vector< uint8_t > tmpModels( models.size() * 4 );
-  memcpy( tmpModels.data(), models.data(), tmpModels.size() );
-
-  stmt->setBinary( 6, tmpModels );
-  stmt->setBinary( 7, colours );
-
-  models.clear();
-
-  for( auto i = 0; i < 10; i++ )
-  {
-    models.push_back( m_houseInteriorParts[ i ] );
-  }
-
-  std::vector< uint8_t > tmp2Models( models.size() * 4 );
-  memcpy( tmp2Models.data(), models.data(), tmp2Models.size() );
-
-  stmt->setBinary( 8, tmp2Models );
-
   pDB->execute( stmt );
 }
 
@@ -131,59 +62,59 @@ uint32_t Sapphire::House::getHouseId() const
 
 uint8_t Sapphire::House::getHousePartColor( Common::HousePartSlot slot ) const
 {
-  return m_houseParts[ slot ].second;
+  return m_houseModelsCache[ slot ].second;
 }
 
 uint32_t Sapphire::House::getHouseInteriorPart( Common::HousingInteriorSlot slot ) const
 {
-  return m_houseInteriorParts[ slot ];
+  return m_houseInteriorModels[ slot ];
 }
 
 void Sapphire::House::setHousePart( Common::HousePartSlot slot, uint32_t id )
 {
-  m_houseParts[ slot ].first = id;
+  m_houseModelsCache[ slot ].first = id;
 }
 
 void Sapphire::House::setHousePartColor( Common::HousePartSlot slot, uint32_t id )
 {
-  m_houseParts[ slot ].second = id;
+  m_houseModelsCache[ slot ].second = id;
 }
 
 void Sapphire::House::setHouseInteriorPart( Common::HousingInteriorSlot slot, uint32_t id )
 {
-  m_houseInteriorParts[ slot ] = id;
+  m_houseInteriorModels[ slot ] = id;
 }
 
 uint32_t Sapphire::House::getHousePart( Common::HousePartSlot slot ) const
 {
-  return m_houseParts[ slot ].first;
+  return m_houseModelsCache[ slot ].first;
 }
 
-Sapphire::House::HousePartsArray const& Sapphire::House::getHouseParts() const
+Sapphire::House::HouseModelsArray const& Sapphire::House::getHouseModels() const
 {
-  return m_houseParts;
+  return m_houseModelsCache;
 }
 
 const std::string& Sapphire::House::getHouseName() const
 {
-  return m_houseName;
+  return m_estateName;
 }
 
 const std::string& Sapphire::House::getHouseGreeting() const
 {
-  return m_estateMessage;
+  return m_estateComment;
 }
 
 void Sapphire::House::setHouseGreeting( const std::string& greeting )
 {
-  m_estateMessage = greeting;
+  m_estateComment = greeting;
 
   updateHouseDb();
 }
 
 void Sapphire::House::setHouseName( const std::string& name )
 {
-  m_houseName = name;
+  m_estateName = name;
 
   updateHouseDb();
 }
\ No newline at end of file
diff --git a/src/world/Territory/House.h b/src/world/Territory/House.h
index f228874b..f4c71817 100644
--- a/src/world/Territory/House.h
+++ b/src/world/Territory/House.h
@@ -12,11 +12,12 @@ namespace Sapphire
   class House
   {
   public:
-    House( uint32_t houseId, uint32_t landSetId, Common::LandIdent ident );
+    House( uint32_t houseId, uint32_t landSetId, Common::LandIdent ident, const std::string& estateName,
+           const std::string& estateComment );
     virtual ~House();
 
     using HousePart = std::pair< uint32_t, uint8_t >;
-    using HousePartsArray = std::array< HousePart, 8 >;
+    using HouseModelsArray = std::array< HousePart, 8 >;
 
     //gerneral
     uint32_t getLandSetId() const;
@@ -37,7 +38,7 @@ namespace Sapphire
     uint8_t getHousePartColor( Common::HousePartSlot slot ) const;
     uint32_t getHouseInteriorPart( Common::HousingInteriorSlot slot ) const;
 
-    HousePartsArray const& getHouseParts() const;
+    HouseModelsArray const& getHouseModels() const;
 
     void updateHouseDb();
 
@@ -48,11 +49,11 @@ namespace Sapphire
 
     uint64_t m_buildTime;
 
-    HousePartsArray m_houseParts;
-    uint32_t m_houseInteriorParts[10];
+    HouseModelsArray m_houseModelsCache;
+    uint32_t m_houseInteriorModels[10];
 
-    std::string m_estateMessage;
-    std::string m_houseName;
+    std::string m_estateComment;
+    std::string m_estateName;
   };
 
 }
diff --git a/src/world/Territory/HousingZone.cpp b/src/world/Territory/HousingZone.cpp
index 17fdfd3b..075059e2 100644
--- a/src/world/Territory/HousingZone.cpp
+++ b/src/world/Territory/HousingZone.cpp
@@ -64,40 +64,37 @@ bool Sapphire::HousingZone::init()
   auto pExdData = g_fw.get< Data::ExdDataGenerated >();
   auto info = pExdData->get< Sapphire::Data::HousingLandSet >( housingIndex );
 
-  auto stmt = pDb->getPreparedStatement( Db::LANDSET_SEL );
-  stmt->setUInt64( 1, m_landSetId );
-  auto res = pDb->query( stmt );
+  auto housingMgr = g_fw.get< World::Manager::HousingMgr >();
+  auto landCache = housingMgr->getLandCacheMap();
 
-  std::vector< QueuedLandInit > landInit;
-
-  while( res->next() )
+  // make sure the landset exists
+  auto landSetCache = landCache.find( m_landSetId );
+  if( landSetCache == landCache.end() )
   {
-
-    QueuedLandInit init;
-    init.m_landId = res->getUInt64( "LandId" );
-    init.m_type = static_cast< Common::LandType >( res->getUInt( "Type" ) );
-    init.m_size = res->getUInt( "Size" );
-    init.m_status = res->getUInt( "Status" );
-    init.m_currentPrice = res->getUInt( "LandPrice" );
-    init.m_ownerId = res->getUInt64( "OwnerId" );
-    init.m_houseId = res->getUInt64( "HouseId" );
-
-    landInit.push_back( init );
+    g_fw.get< Sapphire::Logger >()->fatal( "LandSet " + std::to_string( m_landSetId ) + " is missing from the land cache." );
+    return false;
   }
 
-  // nuke current query connection so the queries still in land don't fail
-  res.reset();
-
-  // spawn land
-  for( auto& init : landInit )
+  // init the lands
+  for( HousingMgr::LandCacheEntry& entry : landSetCache->second )
   {
-    auto land = make_Land( m_territoryTypeId, getWardNum(), init.m_landId, m_landSetId, info );
-    land->init( init.m_type, init.m_size, init.m_status, init.m_currentPrice, init.m_ownerId, init.m_houseId );
+    auto land = make_Land( m_territoryTypeId, getWardNum(), entry.m_landId, m_landSetId, info );
 
-    m_landPtrMap[ init.m_landId ] = land;
+    // setup house
+    if( entry.m_houseId )
+    {
+      auto house = make_House( entry.m_houseId, m_landSetId, land->getLandIdent(), entry.m_estateName, entry.m_estateComment );
 
-    if( init.m_houseId > 0 )
-      registerHouseEntranceEObj( init.m_landId );
+      housingMgr->updateHouseModels( house );
+      land->setHouse( house );
+    }
+
+    land->init( entry.m_type, entry.m_size, entry.m_status, entry.m_currentPrice, entry.m_ownerId, entry.m_houseId );
+
+    m_landPtrMap[ entry.m_landId ] = land;
+
+    if( entry.m_houseId > 0 )
+      registerHouseEntranceEObj( entry.m_landId );
   }
 
   return true;
@@ -119,20 +116,20 @@ void Sapphire::HousingZone::onPlayerZoneIn( Entity::Player& player )
 
   for( yardPacketNum = 0; yardPacketNum < yardPacketTotal; yardPacketNum++ )
   {
-    auto housingObjectInitializPacket = makeZonePacket< FFXIVIpcHousingObjectInitialize >( player.getId() );
-    memset( &housingObjectInitializPacket->data().landIdent, 0xFF, sizeof( Common::LandIdent ) );
-    housingObjectInitializPacket->data().u1 = 0xFF;
-    housingObjectInitializPacket->data().packetNum = yardPacketNum;
-    housingObjectInitializPacket->data().packetTotal = yardPacketTotal;
+    auto housingObjectInit = makeZonePacket< FFXIVIpcHousingObjectInitialize >( player.getId() );
+    memset( &housingObjectInit->data().landIdent, 0xFF, sizeof( Common::LandIdent ) );
+    housingObjectInit->data().u1 = 0xFF;
+    housingObjectInit->data().packetNum = yardPacketNum;
+    housingObjectInit->data().packetTotal = yardPacketTotal;
 
     //TODO: Add Objects here
 
-    player.queuePacket( housingObjectInitializPacket );
+    player.queuePacket( housingObjectInit );
   }
 
   auto landSetMap = makeZonePacket< FFXIVIpcLandSetMap >( player.getId() );
-  landSetMap->data().subdivision = isPlayerSubInstance( player ) == false ? 2 : 1;
-  uint8_t startIndex = isPlayerSubInstance( player ) == false ? 0 : 30;
+  landSetMap->data().subdivision = !isPlayerSubInstance( player ) ? 2 : 1;
+  uint8_t startIndex = !isPlayerSubInstance( player ) ? 0 : 30;
   for( uint8_t i = startIndex, count = 0; i < ( startIndex + 30 ); i++, count++ )
   {
     landSetMap->data().landInfo[ count ].status = 1;
@@ -151,9 +148,9 @@ void Sapphire::HousingZone::sendLandSet( Entity::Player& player )
   landsetInitializePacket->data().landIdent.territoryTypeId = m_territoryTypeId;
   //TODO: get current WorldId
   landsetInitializePacket->data().landIdent.worldId = 67;
-  landsetInitializePacket->data().subInstance = isPlayerSubInstance( player ) == false ? 1 : 2;
+  landsetInitializePacket->data().subInstance = !isPlayerSubInstance( player ) ? 1 : 2;
 
-  uint8_t startIndex = isPlayerSubInstance( player ) == false ? 0 : 30;
+  uint8_t startIndex = !isPlayerSubInstance( player ) ? 0 : 30;
 
   for( uint8_t i = startIndex, count = 0; i < ( startIndex + 30 ); ++i, ++count )
   {
@@ -173,7 +170,7 @@ void Sapphire::HousingZone::sendLandSet( Entity::Player& player )
     {
       landData.flags = 1;
 
-      auto& parts = house->getHouseParts();
+      auto& parts = house->getHouseModels();
 
       for( auto i = 0; i != parts.size(); i++ )
       {
@@ -210,7 +207,7 @@ void Sapphire::HousingZone::sendLandUpdate( uint8_t landId )
     {
       landData.flags = 1;
 
-      auto& parts = house->getHouseParts();
+      auto& parts = house->getHouseModels();
 
       for( auto i = 0; i != parts.size(); i++ )
       {
diff --git a/src/world/Territory/HousingZone.h b/src/world/Territory/HousingZone.h
index 63fcfb4b..3868f31a 100644
--- a/src/world/Territory/HousingZone.h
+++ b/src/world/Territory/HousingZone.h
@@ -53,17 +53,6 @@ namespace Sapphire
     Entity::EventObjectPtr registerHouseEntranceEObj( uint8_t plotId );
 
   private:
-    struct QueuedLandInit
-    {
-      uint64_t m_landId;
-      Common::LandType m_type;
-      uint8_t m_size;
-      uint8_t m_status;
-      uint32_t m_currentPrice;
-      uint64_t m_ownerId;
-      uint64_t m_houseId;
-    };
-
     using LandPtrMap = std::unordered_map< uint8_t, Sapphire::LandPtr >;
     const uint32_t m_landSetMax = 18;
     LandPtrMap m_landPtrMap;
diff --git a/src/world/Territory/Land.cpp b/src/world/Territory/Land.cpp
index d575cfea..4a1d075a 100644
--- a/src/world/Territory/Land.cpp
+++ b/src/world/Territory/Land.cpp
@@ -62,10 +62,6 @@ void Sapphire::Land::init( Common::LandType type, uint8_t size, uint8_t state, u
   m_currentPrice = currentPrice;
   m_ownerId = ownerId;
 
-  // fetch the house if we have one for this land
-  if( houseId > 0 )
-    m_pHouse = make_House( houseId, m_landSetId, getLandIdent() );
-
   auto pExdData = g_fw.get< Data::ExdDataGenerated >();
   auto info = pExdData->get< Sapphire::Data::HousingMapMarkerInfo >( m_landIdent.territoryTypeId, m_landIdent.landId );
   if( info )
@@ -94,65 +90,23 @@ void Sapphire::Land::init( Common::LandType type, uint8_t size, uint8_t state, u
   }
 
   // init item containers
-  auto setupContainer = [ this ]( InventoryType type, uint16_t maxSize )
-  {
-    m_landInventoryMap[ type ] = make_ItemContainer( type, maxSize, "houseiteminventory", true, true );
-  };
-
-  setupContainer( InventoryType::HousingOutdoorAppearance, 8 );
-  setupContainer( InventoryType::HousingOutdoorPlacedItems, m_maxPlacedExternalItems );
-  setupContainer( InventoryType::HousingOutdoorStoreroom, m_maxPlacedExternalItems );
-
-  setupContainer( InventoryType::HousingInteriorAppearance, 9 );
-
-  // nb: so we're going to store these internally in one container because SE is fucked in the head
-  // but when an inventory is requested, we will split them into groups of 50
-  setupContainer( InventoryType::HousingInteriorPlacedItems1, m_maxPlacedInternalItems );
-  setupContainer( InventoryType::HousingInteriorStoreroom1, m_maxPlacedInternalItems );
-
-  loadItemContainerContents();
-}
-
-void Sapphire::Land::loadItemContainerContents()
-{
-  if( !m_pHouse )
-    return;
-
-  auto ident = *reinterpret_cast< uint64_t* >( &m_landIdent );
-  g_fw.get< Sapphire::Logger >()->debug( "Loading housing inventory for ident: " + std::to_string( ident ) );
-
-  auto pDB = g_fw.get< Db::DbWorkerPool< Db::ZoneDbConnection > >();
-
-  auto stmt = pDB->getPreparedStatement( Db::LAND_INV_SEL_HOUSE );
-  stmt->setUInt64( 1, ident );
-
-  auto res = pDB->query( stmt );
-
-  std::unordered_map< uint16_t, std::vector< std::pair< uint16_t, uint32_t > > > items;
-
-  while( res->next() )
-  {
-    auto containerId = res->getUInt( "ContainerId" );
-    auto itemId = res->getUInt64( "ItemId" );
-    auto slotId = res->getUInt( "SlotId" );
-
-    items[ containerId ].push_back( std::make_pair( slotId, itemId ) );
-  }
-
-  res.reset();
-
-  for( auto it = items.begin(); it != items.end(); it++ )
-  {
-    auto container = m_landInventoryMap[ it->first ];
-
-    // todo: delet this
-    for( auto fuck = it->second.begin(); fuck != it->second.end(); fuck++ )
-    {
-      auto item = Sapphire::Items::Util::loadItem( fuck->second );
-      if( item )
-        container->setItem( fuck->first, item );
-    }
-  }
+//  auto setupContainer = [ this ]( InventoryType type, uint16_t maxSize )
+//  {
+//    m_landInventoryMap[ type ] = make_ItemContainer( type, maxSize, "houseiteminventory", true, true );
+//  };
+//
+//  setupContainer( InventoryType::HousingOutdoorAppearance, 8 );
+//  setupContainer( InventoryType::HousingOutdoorPlacedItems, m_maxPlacedExternalItems );
+//  setupContainer( InventoryType::HousingOutdoorStoreroom, m_maxPlacedExternalItems );
+//
+//  setupContainer( InventoryType::HousingInteriorAppearance, 9 );
+//
+//  // nb: so we're going to store these internally in one container because SE is fucked in the head
+//  // but when an inventory is requested, we will split them into groups of 50
+//  setupContainer( InventoryType::HousingInteriorPlacedItems1, m_maxPlacedInternalItems );
+//  setupContainer( InventoryType::HousingInteriorStoreroom1, m_maxPlacedInternalItems );
+//
+//  loadItemContainerContents();
 }
 
 uint32_t Sapphire::Land::convertItemIdToHousingItemId( uint32_t itemId )
@@ -223,6 +177,11 @@ Sapphire::HousePtr Sapphire::Land::getHouse() const
   return m_pHouse;
 }
 
+void Sapphire::Land::setHouse( Sapphire::HousePtr house )
+{
+  m_pHouse = house;
+}
+
 FFXIVARR_POSITION3 Sapphire::Land::getMapMarkerPosition()
 {
   return m_mapMarkerPosition;
@@ -349,7 +308,8 @@ bool Sapphire::Land::setPreset( uint32_t itemId )
   {
     // todo: i guess we'd create a house here?
     auto newId = getNextHouseId();
-    m_pHouse = make_House( newId, getLandSetId(), getLandIdent() );
+
+    m_pHouse = make_House( newId, getLandSetId(), getLandIdent(), "Estate #" + std::to_string( m_landIdent.landId + 1 ), "" );
   }
 
 
@@ -371,13 +331,4 @@ bool Sapphire::Land::setPreset( uint32_t itemId )
 
 
   return true;
-}
-
-Sapphire::ItemContainerPtr Sapphire::Land::getItemContainer( uint16_t inventoryType ) const
-{
-  auto container = m_landInventoryMap.find( inventoryType );
-  if( container == m_landInventoryMap.end() )
-    return nullptr;
-
-  return container->second;
 }
\ No newline at end of file
diff --git a/src/world/Territory/Land.h b/src/world/Territory/Land.h
index bf8a834c..19977e77 100644
--- a/src/world/Territory/Land.h
+++ b/src/world/Territory/Land.h
@@ -33,6 +33,7 @@ namespace Sapphire
     uint8_t getSharing() const;
     uint32_t getLandSetId() const;
     Common::LandType getLandType() const;
+    void setHouse( Sapphire::HousePtr );
     Sapphire::HousePtr getHouse() const;
     Common::FFXIVARR_POSITION3 getMapMarkerPosition();
     Common::LandIdent getLandIdent() const;
@@ -60,9 +61,6 @@ namespace Sapphire
     void setLandTag( uint8_t slot, uint8_t tag );
     uint8_t getLandTag( uint8_t slot );
 
-    ItemContainerPtr getItemContainer( uint16_t inventoryType ) const;
-    void loadItemContainerContents();
-
   private:
     uint32_t convertItemIdToHousingItemId( uint32_t itemId );
     uint32_t getNextHouseId();
@@ -86,7 +84,6 @@ namespace Sapphire
     Sapphire::HousePtr m_pHouse;
 
     //item storage
-    LandInventoryMap m_landInventoryMap;
     uint16_t m_maxPlacedExternalItems;
     uint16_t m_maxPlacedInternalItems;