Barriers to accepting MMC

In 2004, the Barker Review identified a number of significant barriers in the construction industry, including why manufacturers may be slow to look at MMC. These include:

• time savings may not provide a compelling financial reason to switch production techniques;
• the planning system may work against MMC;
• new skills are required by contractors and subcontractors; and
• investors need to be convinced of the benefits.

There has been progress since then. A number of stakeholders have advocated MMC, including the Housing Corporation, which expects to see 25% of its new build programme using MMC, and English Partnerships, who launched its Design for Manufacture competition for the OPDM. Many of the large manufacturers and contractors are marketing their products: constructing buildings or parts of buildings in a dry, controlled and safe environment has its advantages (see meeting challenges with MMC).

Certification

Another obstacle has been the approval process itself. Housing system manufacturers initially had a lengthy approval process to embark upon before their product would be accepted in the marketplace. The stakeholders who had to be impressed were:

• Council of Mortgage Lenders (CML);
• warranty providers;
• professional institutions;
• Association of British Insurers (ABI);
• government departments such as the Department for Communities and Local Government (DCLG) and the Department of Trade and Industry (DTI);
• English Partnerships (EP) and the Housing Corporation; and
• local authorities via the Building Regulations.

The barriers to entry were slow and complicated. In a response to the then ODPM in 2003, the BRE consulted the industry, and produced a new Loss Prevention Standard 2020 Standard for innovative systems, elements and components for residential buildings. This provides a route for certification that the above stakeholders have signed up to. It cover such things as durability, materials and workmanship, factory controls, transportation, installation and buildability, repair and adaptations, maintenance, and Building Regulations. It also considers the maintenance and durability necessary to enable buildings to last for 60 years.

Manufacturers have tackled the perception problem by approaching end users directly, by-passing the need for designers and surveyors. For example, many schools have volumetric modular classrooms supplied direct from the manufacturer as an alternative to a traditional brick and block extensions. The technology has advanced substantially in the last 20 years, enabling lots of former technical concerns to be fully assessed and negated.

Some of the traditional brick and block manufacturers have taken interersting steps. Bricks can be built against almost any of the systems available, but brick slips are now being used extensively and bonded in the factory.

How does MMC affect the surveyor and builder?

If you are a surveyor who undertakes residential surveys and valuations, read the commentary on construction techniques and on identifying MMC in a completed project to avoid getting caught out. If you undertake site inspections, you need to be familiar with the technology - there is a whole new host of things to look out for. If you are a self-builder trying a very non-traditional approach, you may need to be around in 60 years' time.

Two broader questions that spring to mind are:

• can the house building industry meet the demand for its products; and
• will the land banks be made available over a short period of time?

The jury is out. On the question of whether the UK can continue to manufacture components and panels, as opposed to moving manufacturing abroad, the answer appears to be yes, at least for the time being.

Monitoring design and construction

Some building surveyors may be engaged as part of the design process, as part of a new build project or refurbishment. The manufacture of off-site bathroom pods has proved popular, both in completed form or flat pack assembled on site.There is however a big difference between conceptual design and construction drawings. If designers illustrate their conceptual plans with off-site products, check that the product is the right choice, and if it forms part of a refurbishment project, it can be handled into the building.

Knowledge and skills

Subcontractors may also require additional training, to ensure they understand the system, how it works, and the attention to detail. A problem clients may face if they choose a MMC or off-site products, is finding a contractor or contractors who understand how to construct it or install it. The skills and understanding for insulated concrete formwork (ICF), straw bale and metal or timber framing differs from brick and cavity block construction.

Care of materials on site may require greater attention too, for example requiring greater protection from the elements during construction or storage.

Flexibility

It's always difficult to predict future ownerships and use, but knowing what can and can't easily be done to a building in the future is the same for all forms of construction. Volumetric modules may rely on load bearing walls and floors. Removing the internal walls to create an open plan office may not be possible and sourcing the same materials for future repairs and replacements may also prove difficult.

However, MMC is certainly here to stay, and is proving to be a successful way of procuring buildings for the future.