Industrialised Construction Workshop at RICS: a clearer route from MMC to IC compliance
On 5 February 2026, an invited group met at the Royal Institution of Chartered Surveyors (RICS) in London to discuss a step change in how the built environment sector thinks about “modern construction”.
In simple terms, the conversation focused on moving from Modern Methods of Construction (MMC)—a label often used for offsite and modular systems—to Industrialised Construction (IC), which is about using standard, repeatable manufacturing-style processes to deliver buildings and infrastructure more predictably.
The workshop also explored what a new, coherent compliance and assurance approach could look like. (In this context, compliance/assurance means the checks and evidence that give lenders, insurers, warranty providers and clients confidence that a system—and the organisation delivering it—can perform reliably over time.)
Attendees
- RICS
- Lloyd’s Banking Group
- Homes England
- CIRIA
- Hadley Frame
- Apply Structures
- Vista Insurance
- Stelling Properties
- Ottersbrook Consulting
- LRQA
Why this matters: too many routes, too much duplication
The group noted that the current landscape for assurance and certification is fragmented, with multiple schemes and overlapping requirements. This can create duplication, cost and confusion—especially for manufacturers trying to prove quality and reliability through several different processes.
The discussion also recognised wider pressures in the market, including tight margins, limited project management capacity, and warranty-related barriers. Even so, the group agreed that this is the right time to start shaping a more consistent framework.
From MMC to Industrialised Construction: a shift from “products” to “process”
A key outcome was agreement that the industry should move away from technology-led labels and towards a clearer, process-led definition.
The workshop aligned around the Construction Leadership Council (CLC) definition of Industrialised Construction, which describes IC as:
the use of standard, repeatable manufacturing and assembly processes to improve productivity, predictability and quality, reducing reliance on variable, craft-based activities.
The definition also highlights that standardised processes reduce variability, enable continuous improvement, and support the use of modern manufacturing methods, robotics and digital workflows.
Barriers the group highlighted
The workshop identified practical barriers that need to be addressed for IC to scale:
- Leadership and project management: delivery failures in parts of the modular sector were seen as driven more by management and oversight than by the product itself.
- Slow adoption: warranty providers and traditional housebuilders were seen as slower to shift, influenced by established risk-transfer models.
- Siloed systems: proprietary approaches can reduce interoperability and make collaboration harder.
- Financing challenges: rising costs and ‘apparent’ low margins can constrain investment, especially where ownership is unclear before installation on site.
- Too many assurance routes: navigating multiple schemes (including NHBC, BOPAS, BBA, LABC, SC I) can mean repeated effort and cost.
- Contracts and payment structures: clients may need different approaches for higher levels of pre-manufactured value (e.g. PMV above 55%), including staged payments and clearer ownership of risk.
The role of BOPAS
The group recognised BOPAS as a credible assurance process within a framework already recognised by the lending and valuation community.
The workshop also explored how assurance might evolve in future—potentially through a more collaborative and joined-up approach (including engagement with test houses and warranty providers), while maintaining BOPAS’s independent position.
A possible route to IC compliance: staged progress
The group discussed whether an IC compliance approach could be built as a tiered pathway—for example bronze, silver, gold, platinum (or levels 1–6)—supported by a scoring process. This would help organisations understand where they are today and what improvements are needed over time.
From a housing perspective, it was suggested that BOPAS / NHBC Accepts could act as an entry point to this journey. The group also recognised that IC compliance could apply beyond housing, including commercial and government programmes.
Proposed next steps: a briefing paper, industry survey, and BOPAS Forum update
It was proposed that a paper is developed to set out the case for an Industrialised Construction compliance process. To support this, a survey will be proposed for the BOPAS community to gather views and assess readiness for the transition from MMC to IC.
A short slot at the next BOPAS Forum (11 June, Hadley Frame) was also proposed to:
- raise awareness of the initiative
- share early thinking
- encourage participation in the survey
By the time of the Forum, the group expects to be better placed to explain the emerging relationship between BOPAS and any future IC compliance approach.