Kent County Council's Procurement Services is tendering a national framework for bespoke modular buildings and storage solutions. The framework is valued at £500 million excluding VAT and will allow public-sector customers to hire or purchase buildings and related solutions across five lots.
The opportunity is aimed at more than conventional building contractors. Modular manufacturers, design-and-build specialists, installation teams, hire providers, storage suppliers and integrated project partners may all have a credible route to market. If you are planning to bid, speak to Thornton & Lowe about your Y26020 framework submission.
What are the five lots?
The framework covers:
- Lot 1: Education, including SEND spaces, classrooms, early-years settings, science laboratories and sports facilities.
- Lot 2: Healthcare, including clinical spaces, consultation rooms and treatment facilities.
- Lot 3: Commercial and Administrative, including offices, welfare facilities, IT rooms, kitchens and boardrooms.
- Lot 4: Accommodation, including student and workforce accommodation.
- Lot 5: Storage Solutions, including secure on-site storage, self-storage units, garages and internal storage buildings.
Each lot carries an indicative value of £100 million excluding VAT, although values may be shared between lots and no level of spend is guaranteed. The Y26020 tender notice confirms a four-year framework term from November 2026.
Who should consider bidding?
The most suitable suppliers will be able to take responsibility for the full solution required in their chosen lot. Depending on the model, this may include design, manufacture, transport, site preparation, installation, utilities, commissioning, compliance, maintenance, relocation and end-of-hire removal.
Bidders do not necessarily need to perform every activity directly, but the commercial and delivery structure must be clear. Where subcontractors or manufacturers are relied upon, the submission should explain accountability, warranties, quality control and continuity of supply.
Our article on construction tendering trends looks at the growing role of modular construction, sustainability, frameworks and stronger supporting evidence in public-sector bids.
How can customers award work?
The framework provides three call-off routes:
- direct award using information evaluated at framework stage;
- a rapid request for quotation for lower-complexity requirements;
- a further competition where new pricing, tailored methodology or additional information is needed.
This means the original tender may influence work throughout the four-year term. Pricing schedules, quality scores and lot-specific commitments need to be commercially sustainable and sufficiently clear for customers to use when making direct awards.
A 1% framework fee will apply. Suppliers should account for this alongside design risk, transport, site conditions, inflation, warranties and the cost of supporting public-sector customers across the framework's broad geographic reach.
Evidence priorities for modular suppliers
Likely evidence themes include:
- design management and compliance with building regulations;
- manufacturing quality assurance and traceability;
- programme certainty and off-site production controls;
- site preparation, logistics and safe installation;
- fire, structural, accessibility and energy performance;
- whole-life cost, maintenance and end-of-life options;
- carbon, waste and circular-economy outcomes;
- customer communication and management of occupied sites;
- supply-chain resilience and product availability.
Examples should distinguish between temporary hire, permanent modular construction and storage delivery. The risks, approvals and client outcomes differ, so a strong bid will not treat every lot as the same product with a different label.
Plan the lot strategy before drafting
Suppliers should decide where they have the strongest combination of technical capability, reference projects and commercial competitiveness. Applying for several lots may be appropriate, but each response should reflect the users, compliance requirements and delivery challenges of that market.
The tender deadline is 14 September 2026 at 5pm, with clarification questions due by 27 July at 5pm. Early work should focus on lot selection, partner agreements, pricing assumptions and the evidence needed to prove end-to-end delivery.
