How to get the best value from MMC

Learning Points

1. Seven MMC categories measured by PMV show value of off‑site construction.
Modern Methods of Construction are defined across seven categories, ranging from fully volumetric systems to panelised structures, non‑structural assemblies, additive manufacturing, and productivity‑enhancing site technologies. Together, these categories describe how much construction activity can be shifted off‑site. This shift is measured using pre‑manufactured value, which compares off‑site materials and labour against total project inputs. Traditional masonry housing typically achieves PMV in the high‑30s or low‑40s. Open‑panel timber frame increases this into the mid‑40s, while closed‑panel systems with factory‑fitted windows and floor cassettes can exceed 50–55%. Volumetric systems reach the highest values, though groundworks always remain on site.

2. Prepared slabs and craned assemblies enable weather‑tight structures in one day.
Timber frame construction achieves major productivity gains through sequencing and precision. After foundations are completed, sole plates are installed early to ensure accurate setting‑out. Roofs are then assembled at ground level, reducing work at height. On delivery day, the roof is craned off the plot, wall panels are installed directly from delivery vehicles, floor cassettes are placed, and upper‑storey panels follow. The pre‑assembled roof is then lifted back into position. For typical low‑rise housing, this entire process can be completed in a single day, creating a weather‑tight structure immediately. Compared with masonry construction, which may take months to reach roof level, this dramatically shortens programmes and enables faster follow‑on trades.

3. Early engagement enables design freeze, coordination, and full DfMA benefits.
The greatest value from MMC comes when system providers are engaged early, ideally at RIBA Stages 1 and 2. At this point, manufacturers can influence structural layouts, joist directions, service routes, and foundation strategies. Early coordination allows design freeze to occur sooner than in traditional construction, aligning manufacturing, procurement, and site logistics. When MMC is introduced late—after technical masonry designs are complete—systems can still be delivered, but many benefits are lost. Late engagement limits optimisation, increases risk, and often results in higher cost or longer lead times. Early DfMA enables better cost certainty, improved buildability, and smoother integration between factory production and site assembly.

4. Standardised structural cores enable efficiency while façades preserve design character.
Standardisation does not require uniform or bland housing. The key is to standardise hidden structural components while allowing visible variation. Studies show excessive variation in stairs, window openings, and storey heights creates inefficiency, waste, and manufacturing complexity. By rationalising these elements into a limited set of repeatable components, productivity increases significantly. External appearance can still vary through materials, colours, roof forms, and detailing. Pattern‑book approaches demonstrate that high‑quality, award‑winning neighbourhoods can be created from standardised cores. This approach reduces waste, improves factory throughput, simplifies procurement, and lowers site risk—while preserving architectural identity and local character.

5. Training, assurance, and skills overcome adoption, procurement, and perception barriers.
MMC adoption depends as much on skills, habits, and understanding as on technology. Regions with established timber frame traditions benefit from multi‑skilled trades and smoother workflows. Barriers include procurement uncertainty, concerns about warranties and mortgages, and lack of familiarity among follow‑on trades. These challenges are addressed through early engagement, training, and clear assurance frameworks. Structured learning platforms help designers, commercial teams, and site operatives understand how MMC differs from traditional construction. Industry bodies provide fire‑tested systems and defined limits for design changes, improving confidence. Large‑scale exemplars demonstrate that MMC can deliver speed, quality, and safety when supported by the right processes and capabilities.