Introduction to MMC
Modern Methods of Construction (MMC) is a term used to describe innovative building techniques that have the potential to improve productivity, quality and sustainability compared to traditional construction.
MMC when delivered right! Can transform your project cutting time, costs and carbon.
This guide reveals the 5 biggest MMC mistakes that kill projects before they even start onsite with real world examples I've seen firsthand and how you can avoid them.
If you're a developer, self-builder or investor considering MMC, read this carefully. It could save you months of wasted time and tens (even hundreds) of thousands of pounds.
Mistake 1 - Thinking MMC Systems Are The Same
The Problem
Treating SIPs, timber frame, modular, and other systems as interchangeable. They assume every manufacturer offers the same performance, warranties and compliance.
Many assume SIPs = SIPs, timber frame = timber frame, or that all modular providers are equal. But system performance, certification and fire safety and vary massively between manufacturers.
Example From Experience
We lost an eco home project with an architect and client building an eco home with SIPs from a European manufacturer claiming exceptional performance levels which we could not validate and ultimately I could not risk working with the supplier.
- No technical support
- No fire testing
- No independent validation of performance
- No third-party approvals
- No site visits or support in the UK
The Solution
Following issues the architect is now partnering with Dynamic on upcoming work due to our expert in Modern Methods of Construction (MMC):
- Our depth of knowledge and technical support
- Fire tested systems to the latest regulations
- Independently verified performance of systems
- Third party approvals and certification
- Superstructure and Turnkey solutions
Lesson: Not all MMC systems or suppliers are created equal. Your project's success depends on choosing the right one.
Mistake 2 - Traditional Mindset & Team
The Problem
SIPs, Timber Frame, Modular and Hybrid systems are very different to bricks and blocks.
Traditional contractors, designers and even project managers often try to deliver MMC projects the same way they'd deliver brick and block. That mindset doesn't work.
- Late design changes cause massive rework costs.
- Teams unfamiliar with MMC underestimate tolerances and sequencing.
- "We'll figure it out on site" thinking leads to delays and disputes.
Example From Experience
A client hired a traditional contractor for a timber frame scheme. They ignored the manufacturer's requirements for foundation tolerances and could not find a manufacturer for a specialist build.
With the project delayed and the client refusing a traditional approach the contractor's contract was terminated.
The Solution
We stepped in with our MMC and traditional teams, completed remedial works and with our manufacturing partner resolved the installation and performance complexities.
The build was completed successfully, family member retuned home from hospital and we secured a further 2 projects on the site.
Lesson: MMC success requires an MMC ready mindset, team and processes not a traditional approach.
Mistake 3 - Manufacturers have in-house installers
The Problem
Many assume the manufacturer "does it all." But the typically the manufacturer completes the manufacture, supply and delivery of products.
Some manufacturers will complete the installation, but, this is not a given and often it is completed by 3rd party installation companies with very few manufacturers also running in-house installation teams.
Example From Experience
A self builder bought a timber frame system directly from a manufacturer. They assumed the manufacturer would manage the install.
The installation team was offered a large project and decided to take that build without informing the self builder.
When the structure arrived on site:
- No installation team
- No crane plan
- No health & safety documents
The Solution
Dynamic stepped in as delivery partner to liaise with the manufacturer to understand the requirements of the project and within weeks commenced the install of the structure:
- Installation team
- Fixings and ancillaries (outside manufacturers scope)
- Unloading, crane and lifting plans
- H&S documentation and QA checks
- Managed structural sign-off
Lesson: Know where manufacturer responsibility ends and who's taking care of the rest.
Mistake 4 - Underestimating Logistics & Site
The Problem
"Offsite" doesn't mean the site doesn't matter. Commencing a project without a clear strategy for access, cranes, unloading, storage and sequencing can paralyse a project.
Example From Experience
A developer purchased modular homes without checking the routes to site. With road closures, installation teams, management onsite the first lorry did not arrive. It couldn't fit under a bridge and the failed deliveries, road closures and labour rates racked up thousands in costs.
The Solution
We advised the developer to carry out a logistics review recommending a haulage firm to partner and ensure that planned:
- Survey confirmed route
- Sequenced delivery drops
- Provided contingency plans for deliveries
With everything aligned, the homes were delivered and installed.
Lesson: MMC only delivers speed if the logistics and executed correctly and the site is ready for the system.
Mistake 5 - Believing the product is the solution
The Problem
Many people assume that once they’ve purchased a high-performance MMC system, the hardest part of the build is over.
But the truth is: MMC success doesn’t stop at the product — it depends on integration, coordination, and experience.
Without these, even the best systems can stall on site.
Example From Experience
A developer chose timber frame after seeing how quickly the structure was installed on a project while working at a regional contractor.
But once the frame went up, the build stalled due to missed details, poor integration and a lack of working with timber frame in the wider team.
The Solution
Dynamic didn’t just supply the superstructure.
We worked closely with the developer’s team to ensure success across every stage:
Advised and supported their groundworker on the foundations
Supplied and installed the timber frame
Provided expert guidance and coordination through to completion and handover
Lesson: A great MMC system doesn't guarantee a great outcome. Success requires experienced planning, smart sequencing and a delivery team that knows how to turn products into a structure and a structure into a home.
Action Plan & Checklist
Use this simple checklist before starting:
Does your preferred system have 3rd party accreditations and certification ?
Have you completed ground surveys, drainage design and compliance reviews?
Do you have an experienced MMC delivery team (not just traditional builders)?
Do you know what the offsite manufacturer covers and what they do not?
Has your site been reviewed for logistics, cranes, sequencing and storage?
If you can't tick all five, your project may already be at risk.
Our Dynamic Process
Design Stage
Detailed and technical design to streamline manufacturing, installation and construction
Manufacturing
SIPs, timber frame and hybrid systems are manufactured in controlled environments
Foundations
A range of traditional foundations and modern systems are completed with any groundworks.
Install
Installation teams and lifting operations to create a weathertight shell in days.
Completion
SIPs, timber frame and hybrid systems are manufactured in controlled environments.
Renewables, heating, ventilation, glazing and interiors installed with one single point of accountability.
You move in to your finished home quicker than a traditional build, with enhanced energy efficiently and sustainability.
Expertise You Can Trust
Gavin Wilkes delivering MMC keynote
At the forefront is Gavin Wilkes, a trusted expert in Modern Methods of Construction (MMC) and sustainable housing.
- Delivered over 500+ MMC projects across SIPs, timber frame, ICF, modular and hybrid systems
- Frequently engaged in industry events and thought leadership
- Dedicated to helping clients build homes that are both aspirational and achievable
"Our mission is to make truly sustainable homes accessible, removing the complexity while ensuring exceptional performance."
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Contact Us
ADVISORY SUPERSTRUCTURE TURNKEY
T: 0121 724 0099
BUILDING THE FUTURE FASTER, SMARTER AND SUSTAINABLE
Faster
Accelerated project timelines through efficient MMC processes
Smarter
Intelligent design and engineering solutions
Sustainable
Environmentally conscious construction methods