“A comparative evaluation between modular
and traditional methods in residential
construction.”
BSc Hons Construction Management
Assessment Title: Research Dissertation
Module: ADB625
Student Name: Bradley Stockwell
Student ID: Q12879037
Supervisor: Andy Dodson
Date of submission: 07/07/2021
Word Count: 10,000
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Contents
1.0.
Chapter One: Introduction……………………………………………………………………………………….4
1.1. Introduction……………………………………………………………………………………………………………………………4
1.2. Aim & Objectives……………………………………………………………………………………………………………………5
1.3. Key Questions…………………………………………………………………………………………………………………………5
1.4. Hypothesis……………………………………………………………………………………………………………………………..5
1.5. Structure………………………………………………………………………………………………………………………………..5
2.0.
Chapter 2: Literature Review……………………………………………………………………………………6
2.1. Introduction……………………………………………………………………………………………………………………………6
2.2. Definition of Traditional and Modular Construction……………………………………………………………….7
2.2.1. Modular Definition……………………………………………………………………………………………………7
2.2.2. Traditional Definition………………………………………………………………………………………………..7
2.2.3. Similarities and Differences………………………………………………………………………………………8
2.3. History and Evolution of Modular Construction……………………………………………………………………..8
2.4. Advantages and Limitations of Modular Construction…………………………………………………………….9
2.4.1. Advantages……………………………………………………………………………………………………………….9
2.4.2. Limitations………………………………………………………………………………………………………………10
2.5. Housing Shortages, Government Targets and Modular Construction……………………………………11
2.6. Labour Shortage and Modular Construction…………………………………………………………………………12
2.7. Conclusion……………………………………………………………………………………………………………………………13
3.0.
Chapter 3: Research Methodology ………………………………………………………………………..14
3.1. Introduction…………………………………………………………………………………………………………………………14
3.2. Research Design……………………………………………………………………………………………………………………14
3.2.1. Philosophy………………………………………………………………………………………………………………14
3.2.2. Approach………………………………………………………………………………………………………………..14
3.3. Research Strategy…………………………………………………………………………………………………………………14
3.3.1. Quantitative……………………………………………………………………………………………………………14
3.3.2. Qualitative………………………………………………………………………………………………………………15
3.4. Data Collection Method……………………………………………………………………………………………………….16
3.4.1. Primary Research……………………………………………………………………………………………………16
3.4.1.1. Questionnaire…………………………………………………………………………………………….16
3.4.1.2. Interview……………………………………………………………………………………………………16
3.4.2. Secondary Research……………………………………………………………………………………………….17
3.5. Sampling and Study Population……………………………………………………………………………………………18
3.6. Study Duration and Time Frame…………………………………………………………………………………………..18
3.7. Data Analysis………………………………………………………………………………………………………………………..18
3.8. Validity of Results…………………………………………………………………………………………………………………19
3.9. Ethical Approaches……………………………………………………………………………………………………………….19
3.10.
Conclusion………………………………………………………………………………………………………………19
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4.0.
Chapter 4: Results…………………………………………………………………………………………………..20
4.1. Introduction…………………………………………………………………………………………………………………………20
4.2. Response Rate……………………………………………………………………………………………………………………..20
4.3. Quantitative Results……………………………………………………………………………………………………………..20
4.3.1. Respondent Background Analysis……………………………………………………………………………21
4.3.2. Perception of Modular Construction………………………………………………………………………23
4.3.3. Labour Shortage……………………………………………………………………………………………………..27
4.3.4. Government Housing Targets…………………………………………………………………………………28
4.3.5. Future of Modular Construction……………………………………………………………………………..29
4.4. Qualitative Results……………………………………………………………………………………………………………….30
4.4.1. Background Analysis……………………………………………………………………………………………….30
4.4.2. Perception of Modular Construction………………………………………………………………………31
4.4.3. Government Housing Targets…………………………………………………………………………………32
4.4.4. Labour Shortage……………………………………………………………………………………………………..32
4.4.5. Future of Modular Construction……………………………………………………………………………..33
4.5. Conclusion……………………………………………………………………………………………………………………………33
5.0. Chapter 5: Conclusion…………………………………………………………………………………………….34
5.1. Implications……………………………………………………………………………………………………………………….34
5.2. Limitations…………………………………………………………………………………………………………………………34
5.3. Conclusion…………………………………………………………………………………………………………………………35
6.0.
References………………………………………………………………………………………………………………………..36
6.1. Questionnaire………………………………………………………………………………………………………………………40
6.2. Interview………………………………………………………………………………………………………………………………44
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Chapter 1: Introduction
1.1.
Introduction
The traditional method of construction has been used as the norm for a long time (Traditional vs
modular: Deconstructing building methods, 2019) and although the construction industry has been
showing resilience over the past few years, they are still fairly far from meeting governments target
of reaching 300,000 new homes per year using its current methods, therefore it is important to
investigate the current traditional practices and potential solutions; such as modular construction, to
meet these industry goals and provide enough housing for the growing and ageing population in the
UK.
An increasing number of people consider modular homes now to be a good investment and they are
growing in popularity (Alexander, 2021) A report from property consultant Savills in 2020 forecasts
that the proportion of homes built in the UK using MMC will increase from around 8% today to 20%
in the next 10 years (Branson, 2020). The Construction KPIs Annual Report from (UK Industry
Performance Report.2018) shows that in 2018 only 53% of projects are designed on time and only
59% of projects were constructed on time. As discussed in an article by (Nick Bertram et al., 2019)
modular construction can speed construction by as much as 50% and in the right environment and
trade-offs, can cut costs by up to 20%. With current practice of traditional construction often not
finishing on time it is paramount to investigate why this is, how modular construction can improve
the percentage of projects finishing on time and whether traditional methods are even still
necessary moving not the future.
Another key issue within the industry is the significant labour shortage which has a causal
relationship with projects not finishing on time. (Tackling the Skills Shortage in Construction. 2020)
discusses the labour shortage in the UK with 56% of UK organisations have experienced skills
shortages in 2020 (Business Barometer 2020 launches: Key skills gaps remain as businesses plan for
recovery .2020). This is mostly due to the aging workforce and difficulty finding adequately skilled
workers for particular roles. Randstad managing director Owen Goodhead believes Brexit also bears
responsibility for the lack of skilled labour stating "Our research shows that construction workers
from overseas are being put off coming to the UK, and those that are here are thinking about moving
elsewhere," (Branson, 2019). Experts at PPE retailer Vizwear believes that the main problem
contributing towards the skills shortage is the image that the industry portrays (Sargent, 2020).
Daniel Ure, a Vizwear representative, said, “The industry needs to attract a fresh workforce to keep
up with demands, but for many on the outside, the thought of working in construction still conjures
up images of wolf-whistling workmen on building sites… To attract a new stream of workers, the
industry needs to shake this negative image and show how the industry has developed.” It is
important to investigate on and off-site modular construction as a potential solution to the skills
shortage problem as it requires less individually skilled labour and may create a more professional
and modern image for the industry to attract new young workers.
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1.2.
Research Aim & Objectives
Aim
The aim of this research is to evaluate and understand the current practice of Modular and
Traditional construction in the UK and to determine whether the future of residential construction
still has a place for traditional methods.
Objectives
1. To establish if Modular construction is an effective method of residential construction going
forward.
2. To determine the effects of labour shortage on residential construction relating to Modular
and Traditional methods
3. To determine if traditional residential construction is still fundamentally necessary for
projects in the UK.
4. To investigate why the construction industry is not reaching housing and discover how
modular construction can be a solution
5. To investigate how contractors are improving efficiency using modular construction.
1.3.
Key Questions
1. What is the common type of modular construction used in residential construction?
2. What is the common type of traditional construction method used in residential
construction?
3. What is the cause of housing targets not being met, how modular applies?
4. How has the labour shortage in industry affected residential construction?
5. Can traditional methods be more effective than modular methods of construction?
6. What can we learn from companies that are implementing modular residential construction
effectively?
1.4.
Hypothesis
Using traditional methods, residential construction projects are often not finishing on time and
labour skills shortage is a significant concern within the construction industry at this current time.
The initial hypothesis based on preliminary research is that if modular construction is implemented
as a more commonly used method within residential construction then project will have a higher
rate of finishing on time and labour shortage will also be addressed. This could also lead to
traditional methods eventually becoming obsolete.
1.5.
Structure
This dissertation is organised into five chapters. Chapter One starts with the introduction, aim
objectives and hypothesis. Chapter Two highlights the review of literature associated with modular
construction. Chapter Three shows the methodology. The final two chapters reveal the results and
conclusion to the study.
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Chapter 2: Literature Review
2.1.
Introduction
The topic of this literature review is ‘A comparative evaluation between modular and traditional
methods in residential construction.’ This means the review will be mainly focussing on looking at
modular residential construction as an effective method/solution to some of the main problems
within the construction industry compared to what has been in practice, and what is currently in
practice which are generally traditional methods of construction. Some of the issues that will be
discussed are government housing goals and shortages, skills shortages, and overall efficiency.
The reasons why this topic is being investigated is due to the current lack of efficiency in industry
with many (sometimes up to half) projects not finishing on time, the government housing goal of
300,000 new homes each year not being met and the well-known labour skills shortage that has
been a problem in industry for a while now and will remain a problem for the foreseeable future.
The new modernised resurgence of modular construction is becoming a more attractive investment
for clients and contractors due to its efficiency, speed, and lesser need for labour skills which could
make it an ideal solution for the issues the industry is currently faced with.
The main scope and sequence of the study presents a review of literature concerning the aspects of
modular construction, the first two parts of the review will be concerned with understanding
modular construction and how it is where it is today, by discussing the definitions of modular and
traditional construction, then the history of it. Following the brief, but informational history of
modular construction the advantages and limitations of modular construction will be discussed and
analysed, then an in depth study of the housing shortages and government targets and how modular
construction is relevant and can be useful in solving these problems, followed by the final main topic
of the review, a study into the UK labour shortage in the construction industry and how modular
construction is relevant and can be useful in solving this problem too. Brexits effects on labour
shortage will be mentioned and discussed briefly where necessary but will not be reviewed in-depth
as it diverts the scope away from the main relevant aspects of the study. After these 4 main topic
areas, the review of literature will be briefly discussed and analysed overall and concluded.
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2.2.
Definition of Traditional and Modular Construction
2.2.1. Modular Definition
A common misconception about modular construction is that it is the same as prefabricated
construction, but it is helpful to draw a distinction between them. Any part of a building that is
manufactured before arrival and installation is prefabricated; modular construction is a type of
prefab construction (Ryder & Zena, 2019). Therefore, all modular buildings are prefabricated
buildings, but all prefabricated buildings may or may not be modular structures (Prefab VS Modular
Construction: What Is The Difference. 2017)
Modular construction consists of three-dimensional or volumetric units that are generally fitted out
in a factory and are delivered to the site as the main structural elements of the building (Lawson,
Ogden and Goodier, 2014) It is generally used to make cellular-type buildings, which consist of
similar sized units that are not too large to transport. The modules can be created in pieces or parts
that come together to make larger rooms and structures (Lawson, Ogden and Goodier, 2014). The
three-dimensional units used for modular construction includes the logistic and assembly aspect of
it, done in proper coordination through planning and integration.
(Musa et al., 2016) Modular construction can reduce the time taken to complete a project by up to
50% in some cases (Nick Bertram et al., 2019) due to the nature of its design and manufacture.
There are also various types of modules in modular construction, 4-sided modules, partially opensided modules, open-sided (corner-supported) modules, modules supported by a primary structural
frame and non-load bearing modules (Modular construction. 2018). These modules are used in
conjunction to create the larger complete structure. There are also generally two types of structural
materials used in modular methods: Standard wood frame & steel and concrete, (What is Modular
Construction? 2015)unlike traditional modular units are not made from brick masonry or
breezeblock.
Modular construction can be used in almost all types of construction, such as private & social
housing, apartments and mixed use buildings, educational sector and student residences, sheltered
housing, public sector buildings, health sector buildings and hotels (Modular construction. 2018)
However, the focus of this study will be on residential construction projects, primarily housing, to
narrow the scope to an analysable level.
2.2.2. Traditional Definition
The dictionary definition of ‘traditional’ from (Cambridge Dictionary. 2016) is “following or belonging
to the customs or ways of behaving that have continued in a group of people or society for a long
time without changing” The traditional construction methods that we know as foundations being
laid, walls built, roof added, then the interior created (Traditional vs modular: Deconstructing
building methods. 2019) has been used for centuries now, with the common types discussed by
(What Is The Difference Between Traditional And Off-Site Construction Techniques? 2019):

Brick and block, the most common and traditional one used today. In which a simple
description is the construction of internal blockwork walls, surrounded by external walls of
brick or stone.
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

Timber frame, another common method for its cost effectiveness, where a rigid timber
frame is used for the internal structure of the building, which is then clad with brick or stone
to finish.
Steel frame, the same principle as timber frame, except steel frame is used for the internal
structure.
2.2.3. Similarities & Differences
The main differences between the two types of construction interpreted from the definitions are as
followed in the table below.
Modular
Produced offsite
No brick and block for structural elements
Arrives as individual units designed to be put
together, sometimes with interior already
created
Fast to erect as completed sections
Traditional
Start from scratch on site
Brick and block often used for internal structure
Built from the ground up in a certain order with
foundations being laid, walls built, roof added,
then the interior created
Slower to erect in the traditional process
The main similarities between the two types of construction interpreted from the definitions are as
followed in the list below.



2.3.
Both are designed off site first.
Both can make use of a timber or steel frame internal structure.
Both can have brick and stone cladding, as well as other cladding solutions to finish the
building in a certain way.
History and Evolution of Modular Construction
The history of modular construction begins in 1837 where the first on record modular house
designed and constructed by a London-based carpenter Henry Manning, where the components for
the build were transported to Australia where more homes were built in this way due to popularity
growing. By 1853 some few hundred of these homes were transported to Australia and other
countries, with some popping up during the California gold rush and in Crimea at the request of
Florence Nightingale for a new hospital. Design and creation of the hospital only took 5 months in
1954, demonstrating the speed of construction using this early version of the method (Modular
buildings UK: The rise to prominence. 2018) The balloon frame system of construction revolutionised
the speed with which new housing could be built (Musa et al., 2016)
In the early 20th century, families could order a Sears, Roebuck and Company house from a
catalogue and wait for a house assembly kit to arrive, Sears sold over 70,000 of these prebuilt kit
homes from their mail order catalogues, they had a selection of over 400 different designs ranging
from small bungalows costing $450 to large two-story homes priced at $4500. They even offered
large school buildings that only cost about $12,000 (Modular Homes Section. 2016). Between the
40’s and 60’s many temporary modular homes were built following the destruction of the war to
help restore the economy due to how cheap and easy they were to build, and for a while modular
construction has been seen as a cheap and easy alternative to more traditional brick and mortar
methods (Modular buildings UK: The rise to prominence. 2018).
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In recent times since the 1990’s where the UK has embraced modular buildings, now they are no
longer ‘cheap and easy’, but rather marketed as sustainable, modern and attractive accommodation,
and although modular construction has been around a while, it has only recently been pioneered
into something more than just a cheap quick alternative, therefore, they won’t be disappearing any
time soon (Modular buildings UK: The rise to prominence. 2018). However, although the technology
has grown within modular construction, the widespread adoption of it has faced barriers. Modular
buildings association with the ‘trailer house’ and ‘shipping containers’ has led to its public
perception as unattractive, unstable, and difficult with the coordination of delivery systems.
Furthermore, challenges are faced with the new construction processes in urban areas and its lack of
integration into the design process, although, given the arrival of new technology like Building
Information Modelling (BIM) software, it is now easier to integrate modular units, delivery systems,
and personnel (Musa et al., 2016). Recent research has come out supporting the fact that modular
construction is an efficient construction process and poised to help the construction industry grow
(Industry Analysis & Reports. 2019), with there being a handful of studies and reports examining the
benefits of modular construction over the current traditional practices.
Therefore, as a summary, modular construction was created by Henry Manning in 1837 to transport
a timber home across the sea to Australia, from there it was embraced as a quick, cheap and easy
method of construction, for post war homes, re-homing and temporary accommodation, however it
soon developed a reputation for quick but shoddy cost cutting design and has only recently began
being used and marketed for an effective, efficient and good quality building solution, but is still
facing some challenges in proving it is a potentially better method of construction than what is
already used.
2.4.
Advantages and Limitations of Modular Construction
2.4.1. Advantages
The main benefits of modular construction stem from its rapid construction process, it is recorded
that a 9 storey apartment building in Melbourne, Australia was installed in only five days in the
journal (Boafo et al., 2016), another 8 storey one was constructed in just 8 days in the journal by
(Gunawardena, 2016) and a 25 storey structure completed in 27 weeks of work on site using
modular construction as discussed in the journal by (Tharaka Gunawardena et al., 2014). Many
researchers and case studies are suggesting that modular construction can be completed around
50% quicker with potential for even quicker results if all goes well and conditions are met (Boyd et
al., 2013), (Lawson, Mark et al., 2014),(Lawson, R. Mark et al., 2012), (Kamali & Hewage, 2016)
These time savings on construction also allow for savings on the cost of projects as the longer a site
is open, the longer duration of costs for labour and operating costs. The economics of labour in itself
is a key benefit in modular construction, with skilled labour not being readily available in some areas
it can lead to some difficulty when trying to finish a construction on time, and higher cost for
workers as demand is high, modular sites allow for workers to work in fixed factory locations and
only small trained teams are needed to install the modules on site (The Advantages and Challenges
of Modular Construction. 2019a).
Installation is another main aspect of modular construction, the design considerations for the
installation includes crane capacity, transport and access to the site, the connection systems of the
prefab modules must be aligned with the on-site installation facilities. The workers should have safe
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and easy access to the connection points, where special tools and machinery can be used to connect
the modules correctly. This process minimises human error, labour, and is a safer working
environment than traditional methods during installation as discussed in the journal (Ferdous et al.,
2019)Also, due to the method of installation there is no need to store materials, so tighter sites in
urban areas can remain cleaner and safer than where traditional methods are used (The Advantages
and Challenges of Modular Construction. 2019a).
A 2010 study (Lawson, R. M. & Ogden, 2010) looks at industrialisation in construction and more
specifically the waste that comes from modular construction in a study of a 25-storey modular
student residence in Wolverhampton. The study states “Waste was removed from site at a rate of
only 2 skips of 6m3 volume per week during the module installation period and 6 skips per week in
the later stages of construction, equivalent to approximately, 3 Tonnes of general waste, including
off-cuts and packaging. This is equivalent to about 9 kg of waste per unit floor area. The
manufacturing waste is equivalent to 25 kg/m2 of the module area of which 43% of this waste was
recycled. Allowing for the proportion of module floor area to total area of 79%, this is equivalent to
about 5% of the weight of the overall construction. This may be compared to an industry average 44
of 10 to 13% wastage of materials, with little being recycled. It follows that modular construction
reduces landfill by at least 70%” From this study it is apparent that modular construction has a high
potential of waste elimination compared to current traditional practices, reducing landfill by 70% for
this project in particular.
2.4.2. Limitations
There are however some crucial limitations to the modular method of construction to consider,
firstly is transportation. Modules of only a certain size and weight will be able to be transported at
one given time, organising, and designing this into the building and plan may be more difficult on
certain sites with limited access and they type of structure being built. The process involves
coordinating manufacturers, general contractors, subcontractors and building inspectors to achieve
in a few days what takes weeks and months to do in a traditional site-built scenario. Preparation,
communication, and planning all become more challenging and must be more precise. Following
this, it is also more difficult to make any changes once the module is installed if a mistake is made, in
traditional construction it is usually easier to rectify problems as the build goes along as discussed in
the thesis (Di Carlo & Cameron, Peter J, 2007)
Another key issue surrounding the modular method is financing at the beginning of projects, the upfront costs are generally much larger than that of traditional methods where the cost is more spread
out throughout the project. Therefore, it can sometimes take some explaining and work with
lenders, manufacturers, and contractors to understand the amounts and unfamiliar timing of
funding. The counterargument is that the initial up-front cost pays off in the long run with the
previously discussed faster completion time and lean construction. However, it is usually only much
more efficient with mass produced models where the units are standardised which may not be
applicable for individual or small-scale residential projects(The Advantages and Challenges of
Modular Construction. 2019b).
The final main issue concerning modular buildings is the stigma that surrounds them, although this
isn’t a physical or financial barrier that can cause problems during construction, it can be the reason
why modular methods aren’t used to begin with as much as they could be. A study completed by
(Salama et al., 2018) states that “More than half of responses agreed that there is negative stigma
associated with modular construction…This is attributed to misconception that modular is intended
primarily for temporary, single-storey applications. Percentage of responses which agreed that
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significant advantages of modular construction are not communicated properly with owners is 70%.
While 80 % of responses agreed that there is shortage of well-designed marketing campaigns
conducted by modular institutions and manufactures, and 90% agreed that owners are not familiar
with different products offered by modular industry” This evidence clearly shows that the general
population are mis/uninformed of the positive elements of modular construction which could be
holding back the industry’s potential of achieving the government’s target of 300,000 new homes
each year.
2.5.
Housing Shortages, Government Targets and Modular Construction
The Conservative and Unionist Party Manifesto 2019 states “We will continue our progress towards
our target of 300,000 homes a year by the mid-2020s. This will see us build at least a million more
homes, of all tenures, over the next Parliament”.
Estimates have put the number of new homes needed in England at up to 345,000 per year,
accounting for new household formation and a backlog of existing need for suitable housing. In
2019/20, the total housing stock in England increased by around 244,000 homes. This around 1%
higher than the year before and the number of new homes supplied annually has been growing for
several years, but is still lower than estimated need (Barton & Wilson, 2021).
The 2020 FMB house builders survey reports on the main constraints of supply for 2020 with the top
three constraints being the planning system (48%), lack of available and viable land (46%) and lack of
finance to the company (41%). The table below shows all the reported constraints.
(House Builders' Survey 2020. 2020)
All though modular construction cannot directly solve all these reported issues it can ease some and
help get close to the government target of 300,000 new homes per year. For example, modular
methods may be able to help with specific materials shortages as all the units are made off-site in
11
units and delivered ready to install with factories most likely already having stocks of materials to be
ready for modular orders, whereas in-situ requirements for large quantities of timber or steel may
be difficult to acquire (Kunthara, 2021) states “Modular and prefabricated construction has gained
popularity in recent years and construction materials shortages are further poised to elevate the
sector, according to executives in the space.”
However, it can be more of a challenge financing modular construction, with lack of finance being
the second most prevalent issue, this is a problem, the reason financing modular is a bigger issue
than traditional is because banks would not prefer the increased risk associated with progress
monitoring of manufactured modules (Tarek Salama et al., 2020). There is a ‘perceived lack of
confidence’ with lenders when dealing with modular construction as their investment is off-site and
there still is often a lack of experience with the method (Financing of modular homes. 2018). This
issue ideally does need to be addressed however it is difficult to build confidence with lenders
without results, therefore its likely an issue that will become less of a problem over time as modular
construction is implemented more and seen to be a viable method of manufacturing buildings and
making profits.
Modular methods may also be able to indirectly assist with the mortgage availability issue, as the
total cost of construction is usually cheaper, respectively, the cost of the building for the buyer will
be less, therefore buyers will find modular properties more affordable and will require less of a
mortgage. (Getting a mortgage on an offsite-built home could soon get easier. 2020) “Getting a
mortgage on an offsite-built home could soon get easier.”
2.6.
Labour Shortage and Modular Construction
As previously mentioned in the housing shortages section of the study there are various factors that
are putting constraints on housing output in the UK, some of which can be affected by modular
construction. One of the most directly affected constraints is the labour skills shortage which 23% of
companies are saying is a main constraint for them (House Builders' Survey 2020. 2020), although
this is a 21% decrease from the 2018 FMB householders survey, it is still a main quantifiable issue
that need to be addressed and discussed.
In an analysis of the figures published on Building today, the firm’s chief executive Victoria Short
said: “A skills shortage needs either too many vacancies or too few candidates to really kick in. We
are currently seeing both.”(Lowe, 2021)
(Can modular construction solve the housing crisis? 2020) highlights that 12% of construction
workers are under the age of 24, the industry is reliant on overseas workers, who may find it more
difficult to work in the UK once the country leaves the European Union. This means there is not
enough staff to keep up with the demand for new houses. Modular construction can help solve the
issue by reducing the number of skilled labourers required on site. There are specialised workers
required off-site to produce the modules, however these technical workers can remain at one
location without having to visit individual sites. (Can modular construction solve the housing crisis?
2020) .
the report ‘Made for London: Realising the potential of Modern Methods of Construction’ (Pinoncely
& Belcher, 2018) suggests that offsite housing construction and manufacturing could help to achieve
faster delivery on-site than traditional construction with projects completed in about two-thirds of
the time, it also suggests that offsite construction could help to shift the workload from constrained
12
construction sites to the more controlled, safer environment of factories, reduce local
environmental impact, and help to diversify the workforce. However, even though modern methods
of construction like modular can help ease the labour shortage issues, as the report discusses, the
modular industry is still in its beginning phase and is struggling with its limitations as mentioned
earlier in ‘Limitations of Modular Construction 2.4.2.’ Although with some assistance and a step
change to develop skills, improve supply chains, promote the potential of MMC, and ensure
supportive policy and financing structures these limitations can be tackled.
2.7.
Conclusion
Modular construction has improved significantly since its early implementation in WW2 and early
20th century. It is likely that modular construction will be implemented more in the future to achieve
housing goals and help with labour shortages, due to the major production efficiency advantages it
has over the current traditional methods, and although it can reduce the time taken to complete a
project by up to 50% in some cases (Musa et al., 2016) it still does face some issues and friction in
the construction industry. The point made by (Financing of modular homes. 2018) saying there is a
‘perceived lack of confidence’ with lenders when dealing with modular construction is reiterated by
(Salama et al., 2018) stating more than half of responses in their study agreed that there is negative
stigma associated with modular construction. Along with the financial barriers it faces with banks
not wanting the increased risk associated with progress monitoring of manufactured modules (Tarek
Salama et al., 2020). Many changes will have to be made over time with the business practice and
financing around modular construction to make it a more viable investment, also with increased cooperation and communication between designers, contractors, and clients it could accelerate the
growth of the method over the next decade, then with the continued successful implementation of
the method the stigma around it should begin to fade. It is essential to interact with the industry and
investigate the main factors affecting the performance of the industry in residential construction.
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Chapter 3: Research Methodology
3.1.
Introduction
The research methodology refers to how the data will be collected (McCombes, 2019), composed
and analysed within the study and which methods will be chosen and why. It will include the sample,
methods, and measures of the study to show the major parts of the study work together to address
the main questions. It also gives the experienced investigator enough information to replicate the
study (Myrick, 2020).
3.2.
Research Design
3.2.1. Research Philosophy
A research philosophy is a belief about the way in which data about a phenomenon should be
gathered, analysed, and used (GuhaThakurta & Chetty, 2015). The philosophy used for the current
study is mostly dependant on the researcher’s mentality, the type of research used and how they
carry out the analysis of the study. Both realistic and interpretivist philosophies are used in this
study. This will be useful when providing an analysis on the usage of modular construction methods
as a successor to traditional methods to solve the problem of reaching the UK housing goal and
dealing with labour skills shortage and the advantages and disadvantages of the new and old
methods.
3.2.2. Research Approach
The mixed method research approach is used in this study. This approach combines quantitative and
qualitative data collection and analysis in one study (Mixed methods study. 2020). Both approaches
can answer different questions therefore putting them together can provide for more in-depth
results. Quantitative data can show numerical results and qualitative can be used to show how and
why these results were produced, (Creswell & Creswell, 2018) reinforces this further saying one
database can be used to check the validity of the other.
3.3.
Research Strategy
The research strategy is defined as the way in which the research objectives are going to be
questioned, the two main types of strategies are qualitative and quantitative research (Naoum 2013,
p.39)
3.3.1. Quantitative Research
Quantitative research is objective in nature (Naoum 2013, p.39). It is defined as the value of data in
the form of numbers and statistics where each data set that will have a unique numerical value will
be analysed with statistical procedures to see if the hypothesis is true. Quantitative data is therefore
not abstract, the results are hard, reliable and are measurements of tangible, countable features
(Bouma and Atkinson, 1995)
Some of the advantages of quantitative data are that it can be tested and checked as discussed by
(Devault, 2020)this allows for a stronger validity of results checking against other study results.
(Devault, 2020) goes on to say that quantitative data is also more straightforward to analyse,
14
therefore interpreting the data and presenting it is simpler and less likely for subjectivity and error.
Findings can also be generalised if selection process is well-designed, and the sample is
representative of study population (Qualitative and quantitative methods. 2020)
However, some of the limitations of quantitative data are that data may not be robust enough to
explain complex issues as discussed by (Qualitative and quantitative methods. 2020). For example,
there may be certain technical, operational, or logistical reasons why a traditional method of
construction would have to be used over modular, even if the person answering the survey would
otherwise use modular methods, however this may not be explained in the numerical data acquired.
Furthermore, this method doesn’t consider the meaning behind social phenomena as elaborated by
(Miller, 2020), the quantitative method’s purpose is to find answers to specific questions so the
hypothesis can be proven or disproven, it will not highlight potential motives of the person nor can it
measure societal changes or the interpretations of people’s actions. (Devault, 2020) further details
on how qualitative behaviour can also be misleading for the discussed reasons and that bias of the
persons surveyed and that of the researcher by the ways in which the questions are asked can
impact the validity and/or the true representation of the results.
3.3.2. Qualitative Research
Qualitative research unlike quantitative is subjective in nature. It looks more at meanings,
experiences, and description (Naoum 2013, p.41). Qualitative research will come under two
categories, exploratory and attitudinal. As discussed by (Naoum 2013, p.41) exploratory research is a
type of research used to investigate an issue which is not yet clearly defined, this type of research is
conducted to gain a better understanding of the existing issue but will not provide conclusive results.
This type of research is used at the preliminary stage (Dudovskiy, 2018).
Attitudinal research is used to subjectively evaluate the opinion or view that someone has towards a
particular variable, factor or question (Naoum 2013, p.43) This type of research is gathered to
measure the attitudes of respondents towards, modular and traditional construction methods and
any other questions in terms of their knowledge and opinions of it and their degree of loyalty
towards it (Attitudinal Research. 2021).
Some advantages of qualitative research are that the approach produces a detailed description of
participants’ feelings, opinions, and experiences; and interprets the meanings of their actions
(Denzin, 1989). (Maxwell, 2013) further backs this saying that qualitative researchers will usually use
a smaller sample size to preserve the individuality of each sample in the analyses, therefore they are
able to how events, actions, and meanings are shaped by the unique circumstances in which these
occur.
Some of the limitations are:
It is not a statistically representative form of data collection. Therefore, it cannot always be
measured (Gaille, 2018). Data can be lost through poor observation and human error, people may
not remember or say things in the precise correct way, items can be left out by accident or on
purpose and results may not be interpreted as the interviewee intended leading to false conclusions
(Gaille, 2018).
15
3.4.
Data Collection Method
3.4.1. Primary Research
Primary research is research that is collected first-hand, rather than found in a book, article, or
website (Lowe & Zemliansky 2011). It can come under three practical approaches: the survey
approach, the case study approach, and the problem-solving approach (Naoum 2013, p.45). (Lowe &
Zemliansky 2011) states “Primary research is often based on principles of the scientific method, a
theory of investigation first developed by John Stuart Mill in the nineteenth century in his book
Philosophy of the Scientific Method.”
The primary research approach used in this study is the survey approach. Surveys are often used to
gather data from a relatively large number of people within a tighter time frame as discussed by
(Naoum, 2013). Therefore, a survey is more concerned with a generalised result when data is
abstracted from the population.
3.4.1.1.
Surveys – Online questionnaire
Two data collection techniques have been used for the primary research section of this study; firstly
online questionnaires will be used to gather the main bulk of the data. As described by (Naoum,
2013) the postal questionnaire is the most widely used data collection technique for surveys, the
purpose should be clear enough to be explained in a few paragraphs in which the scheme of
questions isn’t over-elaborated, these types of questionnaires are used for descriptive and analytical
surveys with the intention of finding out facts, opinions and views, as well as who, where how many
or how much.
Some of the main advantages of the questionnaire as a survey method are their economy, by being
able to reach a wide geographic coverage, assembling a larger mass of information at a relatively low
cost in terms of finance and HR (Naoum, 2013). Furthermore, they are a quick method of conduction
a survey as mentioned by (Naoum, 2013), further backed by (Debois, 2019) stating “It’s quick and
easy to collect results with online and mobile tools.” Finally, the results are often truthful, more
accurate due to respondents having time to consult for their answers (Naoum, 2013), with
(Choudhury, 2018) also stating “It puts less pressure on the respondents for immediate response”
which can encourage a higher response rate.
Although, questionnaires do have their drawbacks, the researcher has no control over the
respondents (Naoum, 2013), such as some questions not being answered or being dishonest
(Debois, 2019), sometimes understanding and interpretation may be different for different people
within the sample which may not offer the answers expected. (Choudhury, 2018) goes on further
explaining that lack of personal contact can be a causal issue for respondents not understanding the
researchers question entirely and that entries can be manipulated easier by the respondent without
the researcher present.
However, overall questionnaires have been a mostly reliable method for gathering the larger
amounts of data needed for the study and still offer a decent representation of what the larger
population may be thinking.
3.4.1.2.
Semi Structured Interview
The second data collection technique to be used is the semi-structured interview, this is slightly
more formal than the unstructured interview as it has several topics around which the interview is
built. Open and closed-ended questions are used in the interview with the questions not being asked
16
in any particular or rigid order. This type of interview is used to discover as much as possible about
the targeted issues related to modular vs traditional construction (Naoum, 2013)
Some main advantages as mentioned in (Creswell & Creswell, 2018) of the semi-structured interview
are that participants can provide historical information and depth that otherwise may not be abke to
be obtained through rigid questions in a questionnaire, and, they allow the researcher control over
the line of questioning, which may allow for more specific answers to the questions targeted in the
study.
However, (Creswell & Creswell, 2018) does detail some disadvantages of interviews, the main ones
being that the researchers presence may bias the response of the participant, as they may feel they
have to answer a certain way, or, say what the researcher wants to hear rather than how they
actually feel. Another problem with interviews is that the information can be indirect, only filtered
through the views of the interviewees and data may not be accurate as it relies on their memory and
on the spot thinking to answer the questions.
Overall, semi structured interviews may not be 100% reliable and they are costly and time
consuming (Advantages and Disadvantages of Interview in Research. 2017)they are a good way to
acquire specific information around the questions needed to be answered in the study, as well as
being able to be cross examined with the questionnaires to check validity and fill in the gaps in the
research which has made them ideal for the study.
3.4.2. Secondary Research
The data collected using the desk study approach is known as secondary data, because the
information is collected from other sources. This type of data can be stored in a statistical or
descriptive format. (Naoum 2013, p.49)
Secondary research has a few advantages over primary data, such as; The time and cost of acquiring
the data is usually considerably cheaper and quicker as the information is already available to the
researcher. (Naoum 2013, p.49).
However one of the main limitations of secondary data is that it can be out of date, and that it may
not specific enough to the question asked in the study, or may not have been categorised in a
relevant way (Crossman, 2019). Despite this however the data still may be provided as a useful
comparative tool, with new data from primary research being compared with the existing data
acquired from secondary research (Naoum 2013, p.49).
The two types of secondary data used in this study are statistical and descriptive documents.
Statistical referring to any official statistics collected by the state and other agencies such as; CIOB,
HSE, RICS and HSE. The descriptive data consists of archival documents and previous literatures
including news articles, observations, and other case studies (Naoum 2013, p.49-50).
17
3.5.
Sampling and Study Population
In every case a sample must be taken from its population, the sample is a piece of the whole
population which is taken to represent what the whole population is like. Sample selection is crucial;
thus, care must be taken when selecting the type of sample design. It must be ensured that the
characteristics of the sample are the same likeness as its population to act as a true representative
of the whole population. Drawing a sample is either ‘random’ or ‘non-random’ with the term
random meaning selecting subjects arbitrarily and without purpose (Naoum, 2013).
There was an initial estimated population of 100 people for the population of the random sample for
the questionnaire, a sample size formula from (Determining sample size: how to make sure you get
the correct sample size. 2021)was used to calculate an ideal sample size based on confidence level
and estimated margin for error. The sample size used for the online questionnaire was 80 people
based on a 95% confidence level and a 5% margin for error. The interview method only yielded
around 10 potential candidates, from which 2 responded.
There are two sampling methods used in this study, random and selected sampling:
Random sampling is used when the specifics about people’s characteristics are not essential, such as
their background, company, or type of work (Naoum, 2013). Random sampling is used for the online
questionnaire, participants have been selected randomly and questionnaire dispersed from different
platforms and resources such as linked-in and contacts like university tutors and known CIOB
members.
Selected sampling is often chosen to use with the interview method of primary research. A sample
based on specific characteristics must be chosen based on type of work and background to ensure
the responses given are as relevant, un-biased, detailed, and true as possible (Naoum, 2013). This
study has used selected sampling for the interview method of research.
3.6.
Study Duration and Time Frame
One of the most common study designs is the cross-sectional study, in this type of study a sample of
the population is taken, and data is collected to answer the relevant questions. It is called crosssectional as the information about the points of interest gathered represents what is happening at
only one point in time (Setia, 2016). This study uses a cross-sectional study design as time is limited
to complete the research.
3.7.
Data Analysis
For the quantitative data, firstly descriptive statistics will be reported (Creswell & Creswell, 2018).
This helps summarize the data and find initial patterns, some of the used descriptive statistics are:
Mean, median, mode, percentage, frequency, and range (Your Guide to Qualitative and Quantitative
Data Analysis Methods. 2018). Excel and google forms are used to store and calculate these values
and results.
Following the descriptive statistics are the inferential statistics which are used to analyse the
hypothesis in the study (Creswell & Creswell, 2018). The inferential statistics/analysis uses the
descriptive statistics to compare the difference between participant groups and make
generalisations about the larger population of people (Experimental Design: Basic Concepts2019).
(Chin & Lee, 2008) states “Inferential statistics helps to suggest explanations for a situation or
phenomenon. It allows you to draw conclusions based on extrapolations.”
18
For qualitative data, a thematic analysis will be undertaken which is often applied to interview
transcripts. The data is closely examined to identify common themes, topics, ideas, and patterns.
The process of conducting a thematic analysis is as follows: Familiarisation, coding, generating
themes, reviewing themes, defining and naming themes, then finally writing up (Caulfield, 2019).
3.8.
Validity of Results
There are several threats to validity that need to be identified, the two types of threats are: internal
and external threats. (Creswell & Creswell, 2018) has an extensive table on the types of threats top
both internal and external validity and response actions that can be taken to minimise threat. For
the researcher to ensure maximum validity of results in the study, questions have been asked in a
way where the answers would almost always contain data relevant to the study questions, the
questionnaire and interview will also be validated by a supervisor before being dispersed to the
sample population.
3.9.
Ethical Approaches
There are some elements of field research that might cause for ethical concern, as discussed in detail
by (Principles of research ethics. 2012) there are five main principles to follow ensure the correct
ethics are considered and followed.





Minimising the risk of harm.
Obtaining informed consent.
Protecting anonymity and confidentiality.
Avoiding deceptive practices.
Providing the right to withdraw.
The researcher has taken care and effort to ensure these principles were adhered to, so that the
study remains ethical in nature.
3.10. Conclusion
The research methodology chapter presents all the methods and information used by the researcher
while conduction the field study. The following chapter details the results of the field study that used
this method.
19
Chapter 4: Results
4.1. Introduction
This chapter presents the results of the field study carried by the analysis of questionnaires and
interviews. The results of the quantitative study are presented as charts and tables, with a thematic
analysis carried out on the qualitative data.
4.2. Response Rate
For the questionnaire, an approximate total of 50 respondents were reached. Of these 10
respondents took part in the study, it was also observed that only 2 of the 10 respondents taking
part in the study agreed to complete the quantitative study as well. This is a relatively low number of
respondents with only a 20% response rate, this is likely due to the time constraints on the gathering
of results, perhaps more respondents would have taken part if they were more actively encouraged
to. Although the response rate was not ideal the overall quality and completion of the responses
were all adequate to be considered for the study. The lower response rate also means that each
answer can be analysed within the study as the scope is not too large for generalisation of results.
4.3. Quantitative Results
This section details all the results and analyses of the questionnaire field study, the results are
mostly tabulated in percentage pie charts with some individual analysis of comments on the broader
questions. As an even number of 10 respondents is being analysed the percentages easily represent
the number of people, with each 10 percent accounting for 1 respondent. The respondents’ views
on the Perception of Modular Construction, Government Housing Targets, Labour Shortage and the
Future of Modular Construction are identified.
20
4.3.1. Respondent background analysis
The above chart represents the amount of people who participated in the questionnaire that have
work in the construction industry, any respondents that do not work in construction cannot be
considered as they fall outside of the target demographic that has the relevant experience. In this
case, 100% of respondents work in construction, therefore their comments are relevant to the
study.
The above chart presents the level of experience in industry that the respondents have. A significant
amount of the respondents have minimal experience in industry 0-5 years (30%), another significant
amount have middling experience 6-10 years (30%), only one individual has an above average
amount of experience 11-15 years (10%), no-one has a high level of experience 16-20 years (0%) and
a significant amount of respondents have an extensive experience of the industry 20+ years (30%).
The statistics indicate that there is a wide variety of levels of experience in the study, given that
there is a relatively even spread of experience this is an advantage to the study as is should produce
a wider variety of data as perceptions and opinions will likely be different based on levels of
experience with the topic area and industry in general.
21
The above chart presents the job roles of the respondents. It is observed that most are
QS/Commercial (40%) and Project Managers (30%), with the remaining minority having an equal
(10%) as Site Manager, Operations Director and Appointed Person (Lifting Operations). The job roles
in the study are diverse which offers different perspectives of the topic area; however the majority
are QS and PM’S, QS’s will have a more in depth outlook on modular construction from a financial
perspective and PM’s a more logistical outlook which is ideal for the questions asked.
The above chart presents the number of participants who have had experience with modular
construction. The vast majority do have experience (80%) with the minority not having experience
(20%). This is ideal as participants with experience will have more relevant comments on the topic
area, those with no experience can still however provide insights into some areas and offers the
opportunity of a cross-sectional analysis of perceptions based on whether someone has or has not
worked with modular.
22
4.3.2. Perception of Modular Construction
Do you think Modular Construction is a good, or bad method of construction and why?
Positives
Constructive comments/Other
Good, as to its fast and lean construction
It does however bring with it some other risks
including risks with lifting
It is good as it can mitigate some risks that are
All depends on the site set up and experience/
present during construction with traditional
competency of the individuals involved.
techniques.
Good to Very Good depending on the type of
Offsite manufacturing is easily the way forward
build to be carried out.
but designers need to listen to the SME
subcontractors to make improvements
Modular construction works well for simple,
straightforward designed buildings.
It can speed up programme, improve quality
and eliminate risks on site therefore reducing
accidents.
Very good if done right.
Modular Construction is good as it can be
beneficial to cost, programme and reduction of
waste.
Generally good if implemented well first time
The above table presents the comments on whether the participants think modular is a good or bad
method and why. Most have something positive to say, with (72.7%) of comments positive and
remaining are more constructive rather than negative (27.3%).
The main positive views are that modular construction is:



Good if implemented correctly.
Speed of build, lean and cost effective.
Risk mitigation.
The main constructive comments are:



Lifting Risks.
Dependent on site and competency of personnel.
Communication between designers and site subcontractors needs to be better.
These reviews are similar to that in literature such as the 9 storey apartment building in Melbourne,
Australia was installed in only five days in the journal (Boafo et al., 2016) indicating the speed of
build if implemented right.
23
The chart above presents views on whether modular construction is better than traditional methods.
The majority agree that it can be better for some projects, but not all (60%). A significant number
feel it is better for most projects, but not all (30%), a minimal amount think it is better for all projects
(10%) while no-one believes it is not better in some way (0%)
This data shows that modular is definitely a viable option as (90%) of respondents believe in some
way modular construction can be better than a traditional method, but perhaps not always. Based
on the previous table it is evident that it can be dependent on the site and communication.
The chart above presents whether modular construction is more cost efficient than current
traditional practices. It is observed that the majority believe it can sometimes be more cost efficient
(70%) a minority feel that most of the time it is (20%) and a smaller minority believe its always more
cost efficient (10%). No-one believed it was outright less cost effective (0%).
Cross examining the data, 2 QS’s believed it is sometimes more cost efficient (20%), 1 QS for most of
the time (10%), and 1 QS for always (10%). These results indicate there is an association between
modular construction and projects being more cost efficient.
Analysing the results, modular construction should be considered for a more cost-effective method
as the majority in the study believe from their experience it can be more cost efficient than current
traditional practices at least some of the time. Looking at QS’s as the most relevant party for
financial opinions, half believe it is sometimes more cost efficient like most others in the study
24
whereas the other half feel it is most of the time, if not always more cost efficient which is backed
up by (The Advantages and Challenges of Modular Construction. 2019a) suggesting time savings on
construction also allow for savings on the cost of projects due to less total operational costs by
completion.
The above chart presents whether modular construction is quicker than current traditional practices.
Half of respondents believe it to be sometimes quicker (50%), a significant amount feels its quicker
every time (40%) and a minority believe its quicker most of the time (10%). These results indicate
there is an association between modular construction and projects finishing quicker.
It is evident the general view is that they are quicker with half respondents saying its quicker all the
time or at least most of the time and the other half saying it is sometimes. These reviews are
comparable with the secondary research carried out prior in the study in (2.4.1. Advantages) “Many
researchers and case studies are suggesting that modular construction can be completed around
50% quicker with potential for even quicker results if all goes well and conditions are met.”
25
The table above presents generally what comes to mind when participants are thinking about
modular construction. These results show that the majority of respondents consider modular
construction to be fast, modern and efficient (90%) with half (50%) believe its good quality and
almost half saying it’s more of a no-frills construction (40%).
This shows it is associated with fast, modern construction and good quality which deviates from the
idea that modular methods have a negative stigma as discussed in the literature review (2.4.2.
Limitations). However, it is evident there is still some perception of it being a poor method (10%)
and a significant amount still believe it to be nothing special which coincides with the data in
(Limitations 2.4.2.).
Experience
in Years
(Amount)
0 to 5 (3)
6 to 10 (3)
11 to 15 (1)
16 to 20 (0)
(N/A)
20+ (3)
Poor design,
cheap and
temporary
Adequate nofrills
construction
2
Slow and
Expensive
1
2
Good quality with
variety of design
1
2
1
Fast,
modern, and
efficient
3
3
1
1
2
The table above presents generally what comes to mind when participants are thinking about
modular construction based on years of experience. The data shows that most respondents who
believe modular construction is good quality (60%) and fast/efficient (66.66%) are those with less
than 10 years’ experience, it is also likely those with less experience are newer to the industry.
Therefore, the perception of modular construction is better with those who are newer to the
industry.
26
4.3.3. Labour Shortage
The chart above presents the views on whether it’s harder to secure labour skills on site for
traditional or modular methods. The majority state that from experience it is easier to secure labour
on a modular site (60%) while the minority believe traditional to be easier from their experience
(30%). The remainder was unable to comment due to lacking experience with the modular method.
This data suggests that from the experience of industry office site team, it is easier to secure the
right skills and labour using modular construction rather than traditional methods. This confirms
sources such as (Pinoncely & Belcher, 2018) suggests that offsite construction could help to shift the
workload from constrained construction sites to the more controlled, safer environment of factories.
The chart above presents views on whether modular construction is a suitable solution to the
industry labour skills shortage by using off-site production. The majority opinion (50%) was yes, it is
a suitable solution, with a following majority (20%) suggesting maybe it could be. (10%) of
respondents did not think it would be a viable solution. Other specific comments detailed that it
would be good for residential but not commercial (10%) and that it is not a total solution as it will
still cause further problems by creating more of a labour shortage (10%).
27
4.3.4. Government Housing Targets
The above chart presents views on whether modular construction is a good solution to meeting the
government target of 300,000 new homes per year. Half the respondents believe it simply is a good
solution (50%) whereas the other half of respondents are equally scattered with different views…



“It’s a good solution. However, there is a lot of pushback by consumers who like traditional
brick and block. Modular can come across (portray) cheap” (10%)
“The Government target of 300,000 new homes is not a realistic one and this has been the
case for a number of years now. Modular construction would only be a small part in any
attempt to get closer to that target.” (10%)
“Modular doesn't help with the main constraints for construction like planning permissions
and financing.” (10%)
This data indicates there may be some other specific issues that modular construction may not be
able to help with such as the target of 300,000 homes being too unrealistic anyways and there being
other prevalent issues such as planning permissions and financing which come before the
construction method is even considered.
What do you think the main reason is for residential projects not finishing on time?









Unexpected delays, mistakes and underestimating in the design stage.
Not sure
Unrealistic expectations and Construction programs and budget put together by Walt
Disney.
Poor planning and design information pre-construction
Snagging
Housebuilders purposely releasing slowly so the market is not saturated and keeps house
prices high.
Unrealistic programme by Client, forcing the main contractor to agree to something that is
not possible.
Weather and lack of skilled trades.
Labour shortages
28

Underestimating completion time/ external factors
The data above presents the main reasons why residential projects are not finishing on time. The
main points derived from this data are:




Unexpected delays, e.g. weather/lack of labour
Unrealistic expectations/ estimations
Snagging
Limitations due to market requirements, releasing homes slower for higher prices.
4.3.5. Future of Modular Construction
The data presented in the chart above shows whether the participants think modular construction
will become more frequently used in the future. All participants believe it will be used more
frequently in the future (100%).
The chart above presents whether participants believed traditional methods would eventually be
phased out by MMC such as modular construction. Most responses are that modular will not phase
out traditional methods (60%) with a significant amount think it maybe could phase out traditional
29
(30%) with the final minority stating its “likely to become the main construction method in years to
come however Traditional Methods will likely still be required for some elements of construction /
projects”.
From the compiled data its likely the minority respondents’ comments are realistic for the future of
modular, research in this study has shown it had been growing and will continue to, and as it
becomes more accepted, and mass produced it will be used more than traditional.
4.4. Qualitative Results
This section details all the results and analyses of the interview field study, the results are mostly
thematically analysed. The respondents’ views on the Perception of Modular Construction,
Government Housing Targets, Labour Shortage, and the Future of Modular Construction are
identified. As there are only two respondents for the interview they will be referred to as
Respondent 1 (R1) and Respondent 2 (R2).
4.4.1. Respondent Background Analysis
Looking at the background and experience of the participants it is clear there is a large variation,
with R2 having much more industry experience and specific experience with residential modular
construction, this makes R2 a more reliable source of information on the topic. However, R1 does
have some limited experience and is newer to industry so it is important to look at the differing
perspectives.
R1:



“I work in construction commercial construction as a site manager for projects ranging
between, let's say 10 million up to 60.”
Industry experience is “About 3 1/2 years.”
“We've used bathroom pods… but that's more that's prefabrication.”
R2:




“I've had 20 years of practical experience in construction.”
“I have two specific projects which are two times I've been involved with it” (Involved with
modular)
“We were using a panelized modular system to create accommodation… which is so not a
huge life span. So, you're looking at like a five-year plan.”
“Capital works in Tidworth where we were putting in accommodation blocks, so, three story
accommodations at blocks each for having at 12 rooms and a communal area and box room
with the centralized staircase with the plants being up in the roof space.”
30
4.4.2. Perception of Modular Construction
When participants were questioned about their specific experience with modular construction it was
observed that speedier build time, the need for perfect execution and mixed quality seemed to be
the most common and identifiable attributes as shown in the following statements.
R1:



“Just save a lot of tradesmen on site in the sense of mechanical guys, plumbers installers,
electrical because it's all done in a factory. They're just craned in and lifted into positions, so
you don't need that skill set.”
“The pods that we have used, the qualities varied between the two sites… The actual build
quality is fine. The inside is obviously down to the spec of the client.”
“But they do get damaged on transit.”
R2:





“When working for Aspire the ground works and found with the foundation consisted of a
very large rock and the tolerances within the raft really did need to be absolutely spot on.”
“The team at made a bit of a bow at the slab, was out of tolerance because it literally only
got like plus minus two or three mil over the whole slab they literally had to come down and
sand off the high spots to bring it back into tolerance.”
“A lot of pressure because of this because the liquidated damages were £10,000 a day.
You've gotta get it right first time otherwise it's just going to be a nightmare.”
“Certainly, made internal snagging far easier because the quality was there from the outset”
“No shadow of a doubt speedier build.”
When participants were questioned about their perception of modular construction and comparing
it to traditional methods, the main observations from the statements below were that in-situ
methods are better from a quality standpoint, the modular method can be repetitive and limited in
extravagance of design, with there being more negative preconceptions due to the familiarity of
traditional methods.
R1:

“I think I prefer in-situ, the quality seems better, and there's more flexibility in what you can
do.”

“If you want to do something like cutting edge architecture winning RIBA awards. I don't
necessarily think it's the system for you.”
“Main limitations really are based on; you know the architectural design… It is very, very
repetitive.”
“Noise because it's a very rigid structure that the sound travels through vibration and you
can suffer from sound transmission throughout.”
“Pretty bad preconceptions out there, and people like familiar.”
R2:



31
These views are supported by those in literature, according to (Lawson, Ogden and Goodier, 2014)
Modular construction consists of three-dimensional or volumetric units that are generally fitted out
in a factory and are delivered to the site as the main structural elements of the building.
4.4.3. Government Housing Targets
When questioned about whether the increased use of modular construction could help the
government reach the 300,00 homes target per year the main observations were that it can
definitely help due to speed of build, however it is dependent on if consumers are willing to sacrifice
flexibility and if the supply chain can meet demand, as shown in the responses below.
R1:

“I think it can if people are willing to sacrifice future flexibility within homes.”

“It would certainly go quite some way to helping achieve it, purely because of the speed of
build.”
“There's wider questions which you'd need to ask about the supply chain and whether it
would necessarily have the capacity to churn that amount out.”
“It's best use within flats and let's face it, not everybody wants to live in a flat and you need
to have a broader range of housing to allow sufficient flexibility and to meet demand.”
R2:


4.4.4. Labour Shortage
When questioned on personal experience of labour shortage and whether modular helps
ease it was observed in the comments below that it does help by moving production over to
a factory, however it was questioned if pushing labour to the factory will cause a shortage
there instead, however the data isn’t yet known whether this will be a problem, it is simply
speculation at this point, but still worth considering.
R1:

“I think it does because the labor shortage problems we have in the UK of what I've
experienced tend to be, dry liners, tilers that sort of thing, and they're the guys that we
struggled to get hold of, and that can all be done in a factory in these units by less skilled
workers.”


“It helps with the labor shortage issue. If you have one.”
“And that's the $1,000,000 question. Will we still need the same amount of people? So, are
we in effect just pushing that labor shortage from on site to the manufacturer?”
R2:
32
4.4.5. Future of Modular Construction
It is observed from the research that modular construction will continue to grow and be
used more in the construction industry; however, it will not phase out current traditional
methods, they will rather complement each other to allow for more flexible builds while
improving speed and production efficiency in some areas.
R1:


“I think as technology progresses, I think so yes.”
“I think they complement the two, and it'd be depending on the type of the building.”

“I don't think it's going to result in the death of brick and block, uh, but I think as more and
more there's more and more people see its advantages.”
“If it offers a commercial advantage, I think that's always going to be the biggest thing,
increase profitability with reduced risk.”
R2:

4.5. Conclusion
From this chapter, the results of the quantitative and qualitative analysis are identified, the final
chapter gives the conclusion, implications, and recommendations of the study.
33
Chapter 5: Conclusion
5.1.
Implications
To arrive at the perceived benefits of modular construction.
In this study it is observed that the perceived advantages of modular construction related to
speed of build, efficiency and easing of labour needs are realised. However, the advantages of
quality and increased flexibility since its early implementation are not clearly observed. It is also
seen that the disadvantages of quality variation as well as extreme precision required for
assembly are observed.
To identify the value it adds to achieving housing targets and the relief of labour skills
shortage.
In the field study it is identified that the speed of build, mass production potential and the
noticeable easing of labour needs using modular construction are found to be the main areas of
value added to achieving the 300,000 homes per year goal and improving the skills shortage
situation in industry. However, it is observed that communication between designers and site
subcontractors needs to be better with a better model for financing these types of builds for
more opportunity for value added in the future.
To identify the growth and future of modular construction.
When site management operatives were questioned about the future of modular construction it
was observed to be unanimous among participants that it will continue to grow going forward.
Although it is observed to be very unlikely it will phase out modular methods, its continued
development, communication, improving of supply chain and financing will all allow its growth
to accelerate. It is observed to most definitely become a larger part of the construction industry
at least somewhat reducing the use of traditional methods, and often being integrated more
with traditional methods for a combination building style to achieve all desired outcomes from
flexibility to efficiency.
From the above views it is determined that despite there still being a somewhat negative stigma
around modular construction, there is a positive view about speed, efficiency, and future growth
among respondents.
5.2. Limitations
The results of the study indicate a lack of awareness of certain key factors including the vast
improvement of modular construction over the past couple of decades as well as newer
technologies that allow for flexible and attractive options with modular based buildings. The
focus on the effect of modular construction on labour shortage and increased output of homes
is a relatively new area of research and there is not much statistical data on these topic areas for
a more accurate analysis. Future research after more growth in the industry can target these
areas and identify if it really does make a significant difference.
34
5.3.
Conclusion
From this dissertation it is observed that modular construction is still in its growth stage in the
industry and many investors still associate it with a higher risk despite its potential long-term
payoffs. Advantages of modular construction as well as lack of awareness and infrastructure for
it are identified. The limitations of modular methods are clearly identified as well as potential.
The value modular can add towards government targets and easing of the labour skills shortage
are understood. With the increase in communication, financing strategies and infrastructure for
modular methods the UK will soon pioneer the method and become a leader in MMC.
35
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6.1.
Questionnaire
39
40
41
42
43
6.2.
Interview Questions
44