Ongo Homes is preparing a major kitchen, bathroom and internal refurbishment programme across its housing stock in North Lincolnshire. The proposed arrangement is expected to be worth around £37.5 million excluding VAT and could run for up to eight years.
Ongo currently expects to appoint up to three delivery partners, although the final commercial structure is still being tested through preliminary market engagement. The authority has indicated that the eventual procurement is likely to be a framework.
What the programme will include
The market engagement notice centres on replacement kitchens and bathrooms, associated electrical upgrades and rewires, and work in both occupied and empty homes. The arrangement may also be used for ancillary internal refurbishment, damp and mould remediation and related property improvements.
The anticipated programme includes approximately 7,000 kitchen replacements and 1,000 bathroom replacements over the next five to six years. That scale will require more than trade capacity. Appointed suppliers will need robust surveying, programming, resident liaison, supply-chain and performance-management arrangements.
The proposed delivery model
Ongo is considering a measured-term, call-off arrangement with work allocated according to ranking and performance rather than reopening competition for every package. No new suppliers would be admitted after award under the current proposal.
This makes mobilisation and ongoing performance particularly important. Suppliers will need to understand how work volumes may be divided, how performance will affect future allocation and what capacity they must retain throughout the term.
Contractors looking to build a broader public-sector pipeline can also review our construction tenders guidance for practical support on finding and responding to works opportunities.
Resident experience will be central
Much of the work will take place in occupied homes. The notice highlights the need for tenant liaison officers, clear communication, minimal disruption and delivery against agreed service standards and timescales.
Bidders should therefore be ready to evidence:
- resident communication before, during and after work;
- appointment and access management;
- protection of homes and safe working in occupied properties;
- complaint, defect and aftercare processes;
- quality control across directly employed and subcontracted teams; and
- performance reporting against customer and programme KPIs.
Social value, local impact, environmental sustainability and responsible sourcing will also be embedded into the proposed contract-management arrangements.
Quick facts
- Contracting authority: Ongo Homes Limited
- Estimated value: £37.5 million excluding VAT, £45 million including VAT
- Proposed suppliers: Up to three delivery partners
- Expected term: Three years, with options to extend for up to five further years
- Estimated programme: Around 7,000 kitchens and 1,000 bathrooms
- Expected tender notice: September 2026
How contractors should prepare
Review the proposed delivery volume against your direct labour, subcontractors, materials supply and management capacity. The strongest response will show how the business can maintain quality and resident satisfaction while volumes increase.
Case studies should cover occupied-home delivery, not simply general refurbishment. Include programme size, mobilisation, resident liaison, productivity, defects, customer satisfaction, social value and improvements made during the contract.
Suppliers should also consider how they will manage kitchen and bathroom supply chains, electrical interfaces, damp and mould work, waste, responsible sourcing and local employment. These themes should be connected to a practical delivery model rather than treated as separate policy statements.
Thornton & Lowe helps housing and construction suppliers with bid strategy, quality responses and framework submissions.
