NHMF Frameworx is preparing a major new Planned Maintenance Framework for Northern Ireland, with an estimated value of £1.5 billion excluding VAT / £1.8 billion including VAT.
The framework is intended to provide housing providers and other public-sector organisations with access to contractors for planned investment, refurbishment, improvement and associated maintenance programmes.
NHMF is currently engaging with the Northern Ireland market before deciding the final scope and lot structure. If you're considering participating, contact Thornton & Lowe for help assessing the opportunity and preparing for tender.
What work could be included?
The proposed scope covers several major housing investment areas.
Kitchens and bathrooms could include replacement, refurbishment, plumbing, electrical works, flooring, tiling and adaptations.
Windows and doors could cover replacement windows, external and communal doors, fire-rated doors, glazing and security upgrades.
Roofing may include pitched and flat roofs, insulation, fascias, soffits, rainwater goods and associated works.
The framework could also cover external cyclical maintenance, cavity and external wall insulation, passive fire safety and significant net zero and energy-efficiency programmes.
A multidisciplinary route is also being considered for contractors capable of delivering larger planned-investment programmes across several workstreams.
For contractors working with housing providers, our social housing bid writing guide provides useful wider context.
A potential route for SMEs and specialists
NHMF has specifically said it wants to understand the capability of Northern Ireland-based contractors, SMEs and specialist providers.
Market feedback will inform areas including:
- scope;
- lotting;
- geographic coverage;
- contract values;
- delivery models;
- accreditation requirements; and
- barriers to supplier participation.
The way those issues are resolved will be important. A £1.8 billion headline framework could support major multidisciplinary contractors, but appropriately designed specialist lots could also create meaningful opportunities for local businesses.
Engagement and tender timetable
Supplier engagement includes:
- 17 September 2026: Belfast event
- 30 September 2026: online event
- 31 October 2026: feedback deadline
The formal tender notice is also currently expected at the end of October.
Quick facts
- Framework: Planned Maintenance Framework – NI
- Reference: NI NPC 02
- Buyer: NHMF Frameworx
- Estimated value: £1.5bn excluding VAT / £1.8bn including VAT
- Term: Four years
- Coverage: Northern Ireland
- SME suitability: Yes
- Engagement deadline: 31 October 2026
- Estimated tender publication: 31 October 2026
- View the official Find a Tender notice
Prepare around your strongest planned works evidence
Suppliers should use the engagement period to decide whether they are best positioned as a specialist contractor or a multidisciplinary provider.
Build a clear bank of evidence covering programme delivery, resident liaison, work in occupied homes, quality assurance, mobilisation, compliance and measurable social value. Retrofit and net zero bidders should also make sure technical outcomes are backed by appropriate qualifications and project evidence.
Thornton & Lowe supports housing and construction contractors with framework applications, tender writing and review. Contact us to discuss the NHMF opportunity.
