Karbon Homes has launched a framework for principal contractor services to deliver Extra Care facilities, specialist housing schemes and associated housing works across the North East, Yorkshire and the Humber.
The framework is valued at £200 million excluding VAT, or £240 million including VAT. It is a live tender with a submission deadline of 12pm on 17 August 2026, so prospective bidders need to assess the opportunity and mobilise their response quickly.
Framework overview
The procurement is structured as a single-lot, multi-supplier framework. Karbon Homes intends to appoint up to four suppliers at its discretion. The initial term is five years, with up to two further one-year extensions, creating a maximum framework duration of seven years.
The scope includes principal contractor delivery of Extra Care facilities and housing, including specialist schemes at the scale of approximately 124 beds, together with associated housing works. This places the emphasis on bidders that can coordinate complex residential construction, specialist accommodation requirements and multiple delivery partners.
How work will be allocated
Suppliers will be ranked according to their framework tender score. For a new requirement, the highest-ranked supplier will be approached first and asked to confirm capacity for the required date, programme and scope.
If that supplier cannot meet the requirement, Karbon Homes can move down the ranking until it finds an available contractor. Mini-competitions may be used by exception. This makes the initial framework score commercially important: ranking may influence how frequently a supplier is approached during the framework term.
Evaluation and key details
- Estimated value: £200 million excluding VAT, £240 million including VAT.
- Region: North East, Yorkshire and the Humber.
- Number of suppliers: up to four.
- Term: five years, with up to two additional years.
- Quality weighting: 60%.
- Cost weighting: 30%.
- Social value weighting: 10%.
- Submission deadline: 17 August 2026 at 12pm.
The 70% combined weighting for quality and social value means bidders cannot rely on a commercially attractive price alone. The response will need to show how the proposed team, controls and delivery model reduce risk for the client and residents.
What bidders should demonstrate
Strong responses are likely to need evidence covering the full lifecycle of specialist residential construction. Depending on the tender questions, bidders should be prepared to explain:
- experience of Extra Care, supported housing, care environments or comparable residential schemes;
- design coordination, buildability review and management of specialist requirements;
- resident, stakeholder and neighbourhood engagement, particularly where work affects occupied communities;
- quality assurance, inspection, handover and defect management;
- supply chain selection, capacity assurance and performance monitoring;
- programme control, risk management and recovery planning;
- health, safety and safeguarding arrangements; and
- measurable social value outcomes for the regions served.
Examples should be specific about the bidder’s role, the challenge, the actions taken and the results achieved. General statements about experience will be less persuasive than evidence linked directly to the framework’s likely delivery risks.
Planning for a ranked framework
Because the call-off model is based primarily on ranking and capacity, bidders should think beyond simply securing fourth place. The tender strategy should identify where the organisation can earn higher marks, which claims require stronger evidence and how the commercial submission supports the quality narrative.
Our construction bid writing support can help principal contractors structure responses, coordinate subject matter experts and improve consistency across quality, social value and commercial sections.
Official notice
Review the Karbon Homes Extra Care Framework notice and the tender documents on the stated Panacea portal before confirming a bid decision.
Suppliers should use the tender documents as the definitive source for participation conditions, contract terms and submission instructions.
Strengthen your Extra Care framework bid
Thornton & Lowe supports construction bidders with bid planning, response writing, social value, review and submission management.
Contact our team to discuss the Karbon Homes tender and the areas of the response that need the most support.
