DECEMBER 2025/JANUARY 2026 £4.25
THE MAGAZINE OF THE FEDERATION OF MASTER BUILDERS
PALACE OF PERFECTION Welsh member R & M Williams Ltd is the 2025 Master Builder of the Year after reinvigorating a Swansea cultural landmark
BUILT FROM THE EARTH Rammed earth and hempcrete – how members work sustainably
BEWARE GHOST BROKERS Insurance fraudsters are scamming honest builders
TALKING TECH Artifical intelligence needs the human touch
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Contents DECEMBER 2025/JANUARY 2026 Industry update
Features
28 Step inside the palace
R & M Williams Ltd is the overall winner of the 2025 Master Builder Awards for its restoration of Swansea’s Palace Theatre
24
31 Reliability above all
Joe Lyons of J.L. Lyons & Company Limited in London reflects on 45 years in business
7 Welcome
Mandatory licensing remains paramount
34 Built from the earth
8 News
From clay to hemp – two Master Builders show how they are turning their skills to sustainable building
The latest headlines from the industry
15 Support surges for licensing FMB’s licensing campaign gains momentum 16 Leading from experience Meet FMB National President Phillip Hall 18 What’s up at Westminster? Political update from the FMB’s Jeremy Gray 19 1.5 million new homes? Forget it Government target is near impossible
Your FMB
38 Member update
Welcome to the new members that have joined the FMB, after successfully meeting all of the required standards
40 Expecting an inspection?
Spotlight
What you need to know before the FMB visits for a site inspection 41 Ghost broking Falling victim to insurance fraud could have significant consequences for your business, warns FMB Insurance 42 Additional compliance support Learn about how new FMB partner Citation can support your company 44 Member news Find out what is happening around the UK with updates from members in England, Wales, Scotland and Northern Ireland
20 From bungalow to Bond
28
Project One Design & Management
22 Taste for tech
Members on their use of AI and digital tools
34
Business support
24 Reduce the threat How Cyber Essentials protects your business 26 In development Advice on transitioning to a developer 27 H&S round-up Keeping you and your team safe on site
49 Five in five
Rapid-fire Q&A with FMB members Chris James and Ashley Tricksey
Advertising Advertising enquiries connections@fmb.org.uk
Editorial Editor Bradford Keen
Master Builder has been carefully prepared but articles are published without responsibility on the part of the publishers or authors for loss occasioned to any person acting or refraining from action as a result of any view, information or advice included therin. Articles published in Master Builder do not necessarily reflect the opinions of the Federation of Master Builders Ltd nor can the Federation of Master Builders Ltd, the publishers or authors accept any responsibility for any claims made by advertisers.
bradford.keen@redactive.co.uk FMB Marketing Department Radhika Tripathi, Robyn Williams and Toby Bowers Designer David McCullough Picture editor Jessica Marsh Publishing director Joanna Marsh Production Production manager Aysha Miah-Edwards +44 (0)20 7880 6241 aysha.miah@redactive.co.uk
@fmbuilders
/FederationofMasterBuilders
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FEDERATION OF MASTER BUILDERS David Croft House 25 Ely Place London EC1N 6TD Tel: 020 7025 2900 www.fmb.org.uk
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IPEB([SHUWDGYLFHDQGVXSSRUWB[LQGG MasterBuilder.AugSept21.042.indd 4
13/07/2021 11:13
Welcome BRIAN BERRY
S till buzzing after the very successful 2025 Master Builder Awards, we’re excited to feature on the cover and in the magazine our interview with Master Builder of the Year, R & M Williams Ltd, which won for its remarkable transformation of the derelict Palace Theatre in Swansea (pages 28-29). Thanks again to awards sponsor Isuzu for its generous gift of a D-max Utah Pick Up truck. The FMB’s Licence to Build campaign (page 15) continues to progress and gather support from the government, cross-party MPs and homeowner groups as we push for a mandatory licensing scheme to raise standards and protect builders and consumers. Our new National President, Phillip Hall, outlines his vision for the year ahead (page 16-17), championing professionalism, skills, and a stronger voice for small builders. Our regular columnists Tom Hall and Jeremy Gray return (pages 18- 19) with insight and analysis on the economic and political landscape – important reading as members navigate ongoing challenges and opportunities in construction. From the stunning to the surprising, our project spotlight features ‘Skyfall’ by Project One Design & Management in Cardiff – a residence transformed through cutting-edge design and technology into a home that wouldn’t look out of place in a Bond film. The project scooped two Cymru Master Builder Awards, for Large Renovation Project and Kitchen Project (pages 20-21).
“The FMB’s Licence to Build campaign continues to gather support from the government, cross-party MPs and homeowner groups as we push for mandatory licensing.”
In Member Voices (pages 22- 23), builders share how AI and digital tools are changing the way they work – although they stress the ongoing need for the human touch. Supporting digital resilience, we highlight how Cyber Essentials (pages 24-25) can safeguard your business from ever-growing cyberthreats. We’re proud to launch the SME Developer Guide (page 26), a practical resource to help members take the step from builder to housebuilder. We also hear from Joe Lyons of J.L. Lyons & Company Limited, reflecting on 45 years in business, from working with Marks & Spencer, Heathrow Airport, and Transport for London to the importance of building a team you can rely on (pages 31-33). We look to the future of sustainable building with a feature exploring how members are thinking differently and acting sustainably using rammed earth and hempcrete techniques to build lasting homes with light footprints (pages 34-37). Finally, on page 41, the FMB Insurance team warns against a new form of insurance fraud known as ghost broking and on page 42, our Inspections team tells you all you need to know for when they arrive on your site. Enjoy the read – and as always, thank you for helping to build a better industry.
BRIAN BERRY, Chief Executive Federation of Master Builders
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CONSTRUCTION INDUSTRY NEWS
Brownfield sites to boost building
CPRE Chief Executive Roger Mortlock said: “The government has pledged a brownfield-first approach, but the reality is more unnecessary development on green fields. If we want homes that tackle the housing crisis, revitalise our towns and cities, and create sustainable communities close to existing infrastructure, then these unused brownfield sites have to be the place we start.” The charity urged ministers to enforce brownfield-first rules, refresh local authority registers, and set clear targets for affordable and social homes on shovel- ready plots. For smaller firms, a stronger commitment to brownfield could mean more accessible, lower-risk sites coming to market. Scan the QR code for the full report.
S mall and medium-sized builders could deliver more homes on brownfield land, after research from countryside charity CPRE showed a rise in sites across England. The study found that over half of brownfield land already had permission in place in 2024, with enough sites available to build almost 1.5 million homes – which is the same number as the government’s target of new homes to be built by 2030. This suggests the target could be met more quickly – without resorting to greenfield development.
For small builders, this represents an opportunity to work on smaller, well- located projects that connect directly to existing infrastructure. Brownfield sites are typically near schools, transport links and healthcare, helping to speed up delivery and cut costs. Despite this potential, CPRE warned that developers continue to prioritise greenfield land. Nearly half of all new homes in 2021/22 were built on previously undeveloped sites, with another 500,000 greenfield planning permissions already in the pipeline.
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NEWS IN NUMBERS
Grenfell Tower after the devastating fire
98% The percentage of homes with external wall insulation installed under the ECO scheme requiring remedial work. Source: ONS
New Chief Construction Adviser appointed to enhance safety
S mall and medium-sized builders may soon feel the impact of a renewed government focus on building safety, following the appointment of a new Interim Chief Construction Adviser. Architect Thouria Istephan, who spent 25 years with Foster & Partners and sat on the Grenfell Tower inquiry panel, was named by the Ministry of Housing, Communities & Local Government (MHCLG) as the government’s independent adviser on construction. The role – dormant
of responsibility” for safety are “in the wrong job”, will serve for 12 months on a part-time basis. While the inquiry panel urged that the adviser be supported by a “sufficient budget and staff”, no details have yet been provided about the resources attached to the position. That uncertainty will be watched closely by SMEs across the sector, who often bear the brunt of new regulatory requirements without additional support. Speaking on her new role, Istephan said: “This represents a unique
15% The percentage by which building costs are likely to rise in the next five years. Source: Building Cost Information Service (BCIS)
opportunity to provide independent advice that promotes progressive and proportionate standards. I am committed to playing my part in addressing the devastating consequences of past failures.”
for several years – was reinstated as one of the key recommendations of the Grenfell final report. Istephan, known for her warning that those in construction who do not “feel the weight
9 The number of consecutive months in 2025 in which construction activity dropped. Source: S&P Global Market Intelligence
Thouria Istephan
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INDUSTRY UPDATE NEWS
Leaseholders’ cladding victory T he Upper Tribunal has ruled that leaseholders at Centre Point House in London will not have to pay for the cost of removing unsafe cladding – a decision expected to have major implications for construction. The case, Almacantar Centre Point Nominee No.1 Ltd v Penelope de Valk & Ors, saw landlord Almacantar argue that leaseholders should bear the cost of façade remediation through service charges. The Tribunal said no, confirming that leaseholder protections in the Building Safety Act 2022 apply. The judgment said cladding remediation should be treated differently from other building defects. The Tribunal rejected Almacantar’s attempts to limit protections by arguing that the problems stemmed from the building’s original 1960s design. It found instead that parliament’s intention was unambiguous: “no leaseholder living in their own flat would
Mike Reader MP backs licensing while appearing on the FMB’s Build Up from the Basement podcast
MP supports licensing
G overnment Construction Champion Mike Reader MP backs industry licensing and calls the industry skills shortage a “national emergency”. Speaking on the FMB’s Build Up from the Basement podcast, the MP and chair of the All-Party Parliamentary Group for Infrastructure said small builders are crucial to raising standards and meeting housing targets. On skills, Reader called for a new approach to recruitment and training, favouring intensive “boot camp” programmes over traditional work experience. He pressed for earlier engagement with young people through a GCSE in the built environment. “We should be introducing people a lot younger to
the built environment,” he said. Turning to modern methods of construction, Reader said 3D printing and other innovations should sit alongside traditional trades rather than replace them. “We will always have a need for specialist trades,” he stressed. Reader noted progress on retrofit licensing following recommendations from the Energy Security Select Committee. The government has committed to forming an industry panel to protect consumers and professionally recognise skilled trades. FMB Chief Executive Brian Berry said it’s “a significant step towards protecting consumers and raising standards.” He praised Reader’s insight and political backing, adding that licensing was a long-standing FMB campaign priority.
pay a penny to fix dangerous cladding”. The ruling confirmed that unsafe cladding does not need to present a fire risk to
Builder fined for school safety issue
A Bath building contractor has been fined over £100,000 after an employee was killed when a retaining wall collapsed at a school site. Gary Anstey, 57, from Bristol, was working for H Mealing & Sons at Swainswick School in March 2019 when the 1.8-metre-high wall gave way. The structure, which had not been properly supported, became unstable
after a load of aggregate was placed against it. An investigation by the Health and Safety Executive (HSE) found that the company had failed to plan the work adequately. Guidance requires temporary structures be designed, installed and able to withstand loads. In this case, no suitable design or written plan was provided to operatives, leaving the wall vulnerable to collapse.
qualify – a system can be deemed unsafe if it poses other hazards, such as panels or windows falling out. For small builders, the decision brings clarity. It reinforces that remediation responsibility lies with landlords and developers, not residents, and it sets a broad interpretation of what counts as cladding and unsafe conditions.
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NEWS IN NUMBERS
Court punishes unsafe builder
A Surrey builder has received a suspended prison sentence after a loft conversion in Windsor ended in disaster, destroying a family home and injuring three workers. Jack Savva, 70, of Wraysbury, was given a 13-month custodial sentence, suspended for two years, following the incident in August 2020. He was also ordered to pay £2,000 compensation to the homeowner, who faced a £200,000 rebuild bill because Savva’s public liability insurance was invalid. The collapse occurred after Savva instructed his team to remove supporting timbers and steels from the roof structure, despite having previously noted an incomplete chimney breast that required propping.
The removal caused the gable wall to give way, striking workers and destroying the first floor of the house, which was occupied at the time. The Health & Safety Executive (HSE) found Savva had failed to ensure the building was stable during works and had not acted on clear structural risks. One injured worker said: “I still suffer from nightmares of the day of the accident. I haven’t slept more than two hours a night over the last four years.” HSE inspector Dominic Goacher described the case as a “completely avoidable incident”. He added: “Although three men were seriously injured, it was lucky nobody was killed. Jack Savva should have taken precautions to protect people from the risk of collapse.”
12,000 The number of people to be trained as construction workers over three years to tackle the labour shortage. Source: West Midlands Combined Authority
Retention reform under debate to protect SMEs
T he Department for Business & Trade has held a consultation on reforming cash retentions in construction contracts – a move that could affect SME builders. Retentions, usually between three and five per cent, are routinely withheld from payments until a project is completed and defects rectified. But research suggests around 13% of these sums are never repaid, with many SMEs losing out when larger firms go under. Two options are on the table. One osing out er. table. One is a complete ban on retentions, while the other would introduce “protected” arrangements, where funds must be safeguarded in a separate account or backed by insurance or bonds. Michael Kitson, Director of Construction Law at Lindsays, said reform could help level the playing field: “Whichever option is says, vel the option is ntions, roduce s, where ed in a ed by or of
chosen, strengthening SME working capital and reducing insolvency risk should benefit the long-term health of the construction sector, where many work on razor-thin margins.” Kitson said protected arrangements are more likely than a ban, but would require significant changes in how contracts are managed and would need support from banks and insurers. Any new rules would apply only to contracts covered by the Housing Grants Act 1996.
75% The percentage of people
working in construction who are worried about how climate change will affect site safety
over the next five years. Source: SafeSite Facilities
7,000 The number of construction workers who committed suicide in the last decade. Source: On The Tools
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INDUSTRY UPDATE NEWS
Squirrels under threat
P lans for a major renewable energy project in Wales have sparked opposition from conservationists, who warn it could devastate one of the country’s last red squirrel populations. Developer Galileo Empower has put forward proposals for the Bryn Cadwgan Energy Park, covering 1,120 hectares near Lampeter and Llanwrtyd Wells. The scheme would include 19 wind turbines up to 230 metres high, 12MW of solar panels and a 50MW battery storage system. The project is currently in statutory pre-application consultation, with a final submission to the Welsh Government expected before the end of 2025. The Wildlife Trust of South & West Wales (WTSWW) claims at least 40 hectares of forest would be lost if the scheme goes ahead, destroying key habitat for endangered red squirrels. The trust argues that construction would fragment the population, leaving
the animals vulnerable to disease from invasive grey squirrels and predation. Sarah Kessell, Chief Executive of WTSWW, said: “The trust understands the necessity for renewable energy developments, especially in the climate crisis we are facing, but we believe that development should not come at the expense of nature. “All development must be
located, designed and delivered in a way that contributes to nature’s recovery, not its decline.”
New towns unit to speed up delivery
NEWS IN NUMBERS
T he government has revived its new towns three large-scale communities by 2029. A new towns unit is being set up to clear barriers and move projects forward. Frontrunners include Tempsford in Bedfordshire, Crews Hill in Enfield and Leeds South Bank, although 12 sites have been identified nationwide. Each is expected to deliver 10,000 homes, with 40 per cent affordable housing, half of which will be for social rent. agenda, pledging to begin construction on at least
For smaller builders, the initiative could open long-term opportunities in regeneration, urban extensions, and large-scale mixed-use developments. The government is promising “accountable development agencies” to steer delivery, alongside strategic environmental assessments before final sites are confirmed next year. While unlikely to contribute quickly to the government’s 1.5 million homes target, the new towns are being framed as a legacy project to deliver sustainable growth well beyond 2030.
44% The percentage of
construction professionals who expect workloads to remain flat over the next year. Source: BCIS
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ADVERTORIAL CITB’S NEST
T he Construction Industry Training for its New Entrant Support Team (NEST). NEST has supported 1,521 apprenticeship starts between April and September 2025 – an increase from 943 in the same period in the previous year. In the same period this Board (CITB) released its mid-year figures year, 9,201 employers were engaged, with the aim to recruit an apprentice into their business – a 48 per cent increase compared with the same period in 2024. In financial year 2024-25, CITB’s NEST supported 4,000 apprenticeship starts, almost doubling from 2023-24 – and the team is on track to outperform this in 2025-26. Removing barriers The NEST team works closely with employers to make finding, recruiting and retaining an apprentice or new entrant easier by removing any barriers they may face. CITB’s Construction Workforce Outlook report estimates that the UK needs to recruit 47,860 extra workers each year to meet demand for housing, infrastructure and maintenance. For construction to have the workforce it needs in the future, investment in training that supports people into jobs is crucial. This is at the heart of CITB’s strategic and business plans. As part of the government’s £600 million injection into construction skills, CITB will invest £32 million to fund more than 40,000 industry placements each year for all Level 2 and Level 3 learners, those studying NVQs, BTECs, T Levels and advanced apprenticeships.
About the CITB CITB is the designated industry training board for the construction sector in England, Scotland and Wales. Its remit is to assist the construction industry in attracting talent and to champion skills development, with the overarching goal of building a better Britain, and its purpose is to support the construction industry in sustaining a workforce that is skilled, competent, and inclusive – both for the present and the future. For more information, visit www.citb.co.uk
CITB’s specialist New Entrant Support Team helps more than 1,500 apprentices join the industry in six months RISING NUMBER OF NEW STARTERS
it’s great to see the year-on- year increase in the number of employers and learners the team is supporting. “A strong pipeline of apprentices and construction workers is required to build the millions of homes and hundreds of infrastructure projects needed. We’re pleased to see how impactful NEST is, and I look forward to seeing the good work continue to give employers access to hands-on, dedicated support.”
CITB will also double
Engagement and Operations, said: “Construction employers need to be confident that they have effective and prompt support available to meet their skills and training needs. NEST is providing exactly that, and
the size of its NEST programme to support SMEs in recruiting, engaging, and retaining apprentices. Deb Madden, CITB’s Executive Director, Customer
Could NEST support your business? Scan the QR code to find out more or contact the team on 0300 456 6431 or newentrant.team@citb.co.uk .
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LICENCE TO BUILD
The FMB’s mandatory licensing campaign gains backing from the government, cross-party MPs and homeowner groups SUPPORT SURGES FOR LICENSING
F ollowing the Grenfell Inquiry Report, published earlier this year, which called for the licensing of principal contractors, the FMB is leading an intensive push to make the licensing of builders mandatory. The FMB’s licensing paper, launched at its summer parliamentary reception, builds upon previous work by consulting firm Pye Tait in 2018, and sets out a practical framework for how licensing could and should operate. Since May, the FMB has been running its ‘Licence to Build’ campaign – featuring key assets and victim testimonials – and has gained media traction, with coverage in national publications including The Sun and The Mirror , reaching millions of UK readers, along with an hour-long discussion on BBC Radio 4’s You and Yours . The Homeowners Alliance has also established its own campaign page in support of the licensing push. The £14.3 billion problem A recent FMB survey of more than 2,000 consumers found that £14.3 billion was paid to rogue traders over a five-year period. The findings paint a troubling picture: ● 35% had to pay unexpected extra costs; ● 22% saw their jobs left unfinished; and ● 33% received poor quality work. Research conducted jointly by the FMB and the Homeowners Alliance exposed widespread misconceptions about the construction industry’s regulatory framework, including: ● 45% of UK homeowners wrongly believe that builders are already licenced;
building companies, has requested a subsequent debate on the issue. The FMB’s Build Up from the Basement podcast is an influential platform for building political support, with numerous
MPs – including Mike Reader MP – committing on air to campaign for
mandatory licensing. These high-profile commitments maintain momentum and demonstrate cross-party support for the campaign. Driving reform The FMB is actively engaged in multiple initiatives to bring about mandatory licensing. For a start, FMB Chief Executive Brian Berry sits on the Retrofit Reform Advisory Panel, chaired by Energy Consumer Minister. The panel, which held its first meeting in late July and meets every six weeks, is focused on accreditation of retrofit installers, with the aim of delivering licensing for retrofit installation over the next 12 months. Additionally, the FMB was part of the leadership team overseeing Professor Peter Bonfield’s inquiry into flood- prevention measures. One of the issues raised in the final report was the competence of builders carrying out flood-prevention measures and the need for a licensing to set a minimum competence level. With government commitment, cross- party political support, and overwhelming public backing, the momentum behind the FMB’s licensing campaign continues to build. The coming months will be crucial in turning proposals into legislative reality.
● 65% incorrectly expect builders to have insurance covering accidental damage; ● 32% think builders must register with a government or regulatory body, but no such requirements exist; and ● 66% of homeowners aged 18-34 – more likely to hold these misconceptions – believe registration is mandatory. Despite confusion, 81 per cent of the public agreed that there should be mandatory licensing for residential builders. Political momentum builds The Energy Security and Net Zero (ESNZ) Committee also favours licensing for retrofit work following evidence of poor installation standards – and has, through its Chair Bill Esterson, announced support at the launch of the FMB licensing report in parliament. Conservative MP Mark Garnier, who previously tabled a Private Members Bill calling for the licensing of domestic
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FMB GOVERNANCE NEW NATIONAL PRESIDENT LEADING FROM
W ith more than 50 years in the industry, Phillip Hall knows his way around a construction site and has an extensive understanding of what makes building businesses tick. Managing Director of Hall Construction in the Cotswolds, which has been operating since 1983, Hall leads his team on high-end period property renovations, including refurbishment of Grade 1 & Grade 2 listed buildings. Committed to excellence, and traditional skills and building methods, with a strong connection to heritage builds, Hall has acquired a lifetime of hard-earned wisdom. He has spent his entire career in Burford in the Cotswolds, and every project has been within 20 miles of his home base. Local focus “All my work has been rooted in the local community,” Hall explains. “It’s about serving the people around me and respecting the history of the place.” Which is why his most challenging but rewarding project remains the redevelopment of Burford High Street’s shopping arcade. “We had to take out load- bearing walls and put in major steelwork, all while preserving heritage details. It wasn’t easy,
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PHILLIP HALL
Meet new FMB National President Phillip Hall and learn why he is all about championing the craft of Master Builders EXPERIENCE
efforts. Add to that, he wants to tackle the skills shortage. “I’ve been talking about the skills crisis for 40 years – and it’s still going on. The workforce is ageing, myself included, so we need to inspire young people to join us.” Government housing targets, he points out, will only be met if apprenticeships and skills training are
but the finished result gave so much back to the town,” he says. Hall’s many years in construction – challenges overcome and successes earned – have given him keen insight into what matters most to small builders in the UK. Like so many members, he began his career in construction as an apprentice, drawn in through a chance conversation at a careers fair. he began constructi drawn in t conversati Where it began “That’s where it all started for me,” he recalls. “I realised quickly what I enjoyed, what I didn’t, and talking to people Where it “That’s wh for me,” he quickly wh I didn’t, an in the trad confidenc His appr in the trade gave me the confidence to commit.” His apprenticeship days set him up for decades of work as a bricklayer and stonemason, developing skills that have stood him in good stead for heritage and restoration projects. “Visiting National Trust properties as a boy made me want to be part of that legacy – preserving and building for the future.” Protecting history and him up for as a brickla developing him in goo and restor “Visiting as a boy m of that le building Prote meani for Ha – situ nex bu by meaning has been a key focus for Hall, and when his office – situated along the river next to his family’s laundry business – was devastated by a fire, he did what any but the fin much bac Hall’s m constructi overcome – have giv intowhat builders in Like so m
hardworking builder would have done: took stock and started again. “When the premises burned down, we had no choice but to rebuild,” Hall says. “It was a tough time, but in construction you learn to start again and carry on.” Today, his rebuilt office is a testament to his perseverance. We’ve got a long way to go, but by
prioritised. “Young people need to go to career fairs, meet tradespeople, and be inspired – just like I was.” During this time as National Vice President Hall worked with members to raise standards and build business opportunities.
supporting each other, raising standards, and encouraging new talent,
we build a stronger industry together.”
Now, as President, he wants to make legacy, mentoring, and practical knowledge-sharing his hallmark. “Being Vice President has been valuable, but I feel ready to demonstrate my knowledge and pass it on to members they can rely on. My legacy will be about sharing knowledge so the next generation can build on it.” To FMB members Hall says: “We’ve got a long way to go, but by supporting each other, raising standards, and encouraging new talent, we build a stronger industry together.”
Since his early days in the trade, Hall has felt strongly about regulations and standards. “Even back in the 1970s I saw customers being ripped off,” he says, which is why he is so committed to the FMB’s campaign to bring about mandatory licensing. Hall explains: “Licensing isn’t about red tape, it’s about protecting homeowners and raising standards.” As National President, he is determined to champion licensing, as he builds on the FMB’s past
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THE WORD AT WESTMINSTER
Housing Secretary Steve Reed
Licence to Build: Where are we now? You can read more about our ‘Licence to Build’ campaign on page 15, but a quick summary is that we are progressing well. Big wins for the campaign include: ● media coverage in The Sun and The Mirror , and on BBC Radio 4’s You and Yours ; ● backing for licensing, particularly retrofit work, by the Energy Security and Net Zero Committee; and ● the FMB becoming a member of the Retrofit Reform Advisory Panel, chaired by the Energy Consumer Minister, to promote licensing as a solution to problematic retrofit installation under the government scheme to upgrade homes. The FMB also formed part of the leadership team to oversee the government’s inquiry into flood prevention measures. One of the issues raised in the final report was the competence of builders carrying out flood-prevention measures and the need for a licensing to set a minimum competence level. To support all of this work, we’ve conducted important research throughout the 2025. We teamed up with the Homeowners Alliance and found 45 per cent of UK homeowners wrongly believe that builders are licensed, plus plenty more, all of which you can find on the website. Further to this we asked 2000 members of the public about their experiences with dodgy builders, and we found that a staggering £14.3 billion was paid to rogues over a five-year period. This was all money that could have gone to reputable tradespeople. Rounding off the year, Conservative MP Mark Garnier – a long-time backer of mandatory licensing – will, by the time you’re reading this, have hosted a debate on the issue in Westminster Hall. The focus being on how licensing would prevent cowboy builders while gathering MPs from across the spectrum. Clearly momentum grows, as does the pressure on the government to introduce licensing. We’ll continue to push into 2026.
The FMB attended three major UK political party conferences, and this year was one of the busiest yet, says Head of External Affairs Jeremy Gray A t the Labour Party Conference in Liverpool, housing was central to the agenda. Housing Secretary Steve Reed (pictured), Labour MPs including Pam Cox, Chris Curtis, Noah Law, and Alison Hume discussing barriers to building and the need for practical guidance. WHAT’S UP AT WESTMINSTER?
The Conservative Party Conference in Manchester was quieter than usual, but the FMB made its mark. Chief Executive Brian Berry spoke at a packed National House Building Council (NHBC) fringe event with Shadow Housing Secretary Sir James Cleverly MP, where a water leak sparked a lively debate about the need for licensed tradespeople. Housing topped the agenda at the Liberal Democrat Conference in Bournemouth. The FMB joined an NHBC panel to champion small housebuilders. Housing and competency were repeated at all of the party conferences.
clad in hard hat and high vis, announced Labour’s plans to ‘Build, Baby Build’ – an interesting choice of phrase borrowed from U.S. President Donald Trump. Licensing domestic building companies was a hot topic at our panel with SME4Labour, chaired by Sarah Edwards MP and supported by Bill Esterson MP, Chair of the Energy Security and Net Zero Committee. We raised the issue again at an event hosted by the Electrotechnical Joint Industry Board and Baroness Wendy Alexander. Planning issues and housing delivery formed part of our agenda with
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INDUSTRY ANALYSIS
1.5 MILLION NEW HOMES? FORGET IT
Housing expectations are muted for 2026 as 2025 draws to a close, warns Tom Hall of Aqua Consultants
I rrespective of the measures in November’s budget, the government’s target of 1.5 million new houses in five years is surely dead and buried. The number of completions in England
Housebuilders are dogged by planning delays and added costs, such as biodiversity net gain, water and nutrient neutrality rules, and the residential property developer tax. While these elements are net-good for society and the environment, the additional costs disincentivise developers from building houses. The future home standard and building safety levy will add to this and affect smaller housebuilders more than larger ones. Risks and costs The government may hope for a big boost from converting unused commercial space into homes, but this comes with risks and costs for developers. Positively, consumers’ finances continue to improve. The economy has (slightly) outperformed expectations in the last year – with sustained positive (low) growth. Household incomes have increased every quarter above inflation. This has led – with continued negative sentiment around the economy and a very difficult recent few years – to households saving rather than spending. The household saving rate has remained at around 10 per cent for the last year compared with prior levels of five to six per cent. This mix of subdued leading indicators, an industry struggling with supply-side constraints, counterbalanced with steadily improving household finances, points to slow growth in 2026.
With public finances exceptionally tight, the government’s priorities lie on investment to achieve net zero and easing the cost-of-living crisis. The £39 million for new social housing is welcome but won’t contribute to a meaningful boost to the number of houses built.
Tom Hall
has fallen since 2022 (fig. 1). Positively, activity remains higher compared with the aftermath of the 2008 financial crisis and before the ‘Help to Buy’ stimulus that boosted demand from 2014. The graph demonstrates the impossibility of the 1.5 million target, evidenced by the dashed line. Even if the demand existed, the industry would be unable to provide the supply with its well- publicised constraints including: ● supply chain difficulties; ● construction material shortages; and most significantly ● a fall in labour as the ageing workforce starts to retire. Additionally, there hasn’t been a substantial improvement in construction’s leading indicators. Housing starts fell in 2024 and remain subdued. Construction product sales and deliveries show no explosion in growth. Mortgage approvals (fig.2) remain at the lower end of normal levels compared with pre-Covid levels.
Fig 1. Housing starts and completions in England, 2010-2030
300,000
Starts
Required completions Completions
250,000
200,000
150,000
100,000
Source: MHCLG
50,000
Fig 2. Number of mortgage approvals, 2010-2025
1,000,000
750,000
500,000
250,000
Source: Bank of England
0
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SPOTLIGHT PROJECT ONE DESIGN & MANAGEMENT
P roject One Design & simple residence into what Master Builder Awards judges described as something out of a James Bond film. An ambitious project, Management, a Cardiff- based FMB member, has reimagined a named ‘Skyfall’, has pushed the limits of residential design and technology, earning two awards at the recent Master Builder Awards ceremony in Wales in the Large Renovation Project and Kitchen Project categories. Project overview ‘Skyfall’ involved the transformation of an outdated bungalow in the hills of Caerphilly into a futuristic dream home. The two-acre property took six years to build, but was designed in just 48 minutes. The client’s vision was brought to life through a process of structural reinvention and technical mastery. The project’s unique features include: ● four cinema sound systems in Dolby Atmos; ● a Smart Home Control system; ● an uplift island – originally a prototype for Bloomberg Bank; and ● bespoke lighting inspired by a Bocci (Canadian design studio) installation at the V&A Museum. Half of the existing structure needed to be demolished, with a new steel frame erected to create dramatic new spaces. More than 16,000 Welsh slates, 300 square metres of homegrown cedar cladding, and mirrored structural glass were installed.
FROM
The Welsh hills are now home to what was once a modest bungalow but has since been transformed into a property fit for a super-spy BUNGALOW
Technical aspects included navigating 290 kilometres of cabling across the two-acre property and constructing multiple plant rooms. Major highlights ‘Skyfall’ celebrates innovation and luxury, showcasing standout features and achievements, which include: ● a comprehensive control system, which enables
voice-activated features throughout the property, from lighting to audio, as well as intelligent security and monitoring with child- safe features in wet areas; ● 92 integrated speakers across interior and exterior spaces, providing four cinema zones for an immersive audio experience; ● a custom spa with a Marquis swim tank, sauna,
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PROJECT ONE DESIGN & MANAGEMENT
TO BOND
Master Builder Awards judges described the transformation as “breathtaking” and “a visual feast”. Another judge praised its “mind-boggling Bond-style transformation” and ranked it among their top three projects of all time. Challenges overcome The complexity of the project required pushing
The project shows what exceptional design combined with meticulous craftsmanship can yield.
the boundaries of what is possible in residential design. What started as an outdated house was transformed – using the original footprint – into a career-topping masterpiece, with reinvented structural elements.
steam room, and gym area; ● the kitchen’s floating Molteni island and a Gaggenau appliance suite; and ● bespoke woodwork and premium fixtures from Armani and Missoni throughout the home. The project was not only the winner of the FMB’s Large Renovation award but also secured a nomination at the SBID awards. The client said the project e ge
has been a major high point of their life, while
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SPOTLIGHT MEMBER VOICES
TASTE FOR TECH
Artificial intelligence is increasingly creeping into our lives, and construction is no exception – so how are members using this technology and other digital tools? W hile some see it as a revolutionary tool for improving service, others warn that blind reliance on AI could create more problems than it solves. For more detailed analysis, Strikovs uses Perplexity AI for competitor research, strategy reviews and data-heavy risk using AI, you won’t be a very successful builder in the future. Other companies will provide quicker, better service. There is no other option.” In his view, AI is powerful for small
assessments, but notes: “You can’t just rely on AI. There has to be a human behind it.” When it comes to marketing Strikovs uses specialist tools to transform project photos into videos, even simulating the sun’s movement across a property. “When clients see their houses lit up in these AI-enhanced videos, they love it.” (He always points out on his social media feeds when AI has been used to enhance images and videos.) Using technology is an obvious choice for Strikovs, who warns: “If you don’t start
businesses, which often lack office staff or management layers of larger firms. “Smaller companies usually have good building teams on site. What’s not working well is the office side – customer service, project management. With AI, you can upgrade your work to a high level, without needing a big office staff.” Andrew Phillips, Managing Director of Carreg Construction Ltd in Pembrokeshire,
Managing Director of London-based Home Republic Alex Strikovs is excited about tech’s possibilities and is enthusiastic about AI-powered tools such as ChatGPT, Google’s Gemini and Microsoft’s Copilot. “We use them for polishing up emails, improving policies, reviewing decision notes, and generating marketing ideas,” Strikovs explains. “It helps us look more professional and saves time.”
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MEMBER VOICES
programme. It’s time-consuming. AI could make this much slicker – assign a reference number, automatically attach related information, send updates, and keep the programme live. That’s where I see real potential.” Looking ahead Strikovs is excited by “synthetic intelligence” – what he calls the next generation of AI that offers deeper business analysis. “It can provide you with a full plan, calculation, anything virtual. It’s significant, but we need to be sure it works for us.” Phillips wants to see practical improvements: better project management flows and more accurate measurement tools. “Measuring drawings is tough, time- consuming work. As AI improves, measurement quality will improve too. But project management first, then estimating.” Neither believes AI will replace skilled tradespeople on site. As Phillips puts it: “For us, it’s all about managing data and information more efficiently. AI won’t replace our bricklayers, carpenters or heritage specialists.” He highlights the value of solutions built by industry insiders. He has developed his own platform, Agored Build (Agored means “open” in Welsh), which gives clients live visibility of changing project costs. “Normally, once the initial quote is given, the client’s in the dark. Costs creep up with changes to foundations, steelwork or finishes. With Agored, clients get real-time updates and can approve changes straight away. It keeps the financial picture transparent at every stage.” For Phillips, Agored proves that simple digital tools can yield big results. The challenge is cultural: “Builders can be reluctant to adopt new tech. People worry they’ll press the wrong button. But if we can get over that barrier, tools like this can really change how we deliver projects.”
values AI’s potential, but is wary of rushing in. He has dabbled with AI mainly through ChatGPT. “We’ve used it for polishing emails and reports,” he says. “It’s brilliant, but you risk losing your own tone of voice. If you’re not careful, your personality disappears from the communication.” Phillips recognises AI’s potential. “What I haven’t seen yet, but can imagine coming, is being able to feed a drawing straight into a system, ask for floor areas and finishes, and get everything quantified automatically. That would be a really quick and useful tool.” Still, he believes construction requires fundamental knowledge that AI can’t replicate. “Build sequence is key. You can break a project into site clearance, demolition, foundations, superstructure, fit-out, externals – and then into smaller and smaller parts. People using AI need that basic understanding. Otherwise they’ll just accept whatever the tool spits out.” Risk of skipping steps Both members highlight the danger of over-reliance. While AI generates comprehensive documents like method statements, Strikovs says: “If you submit it without checking, it’s not going to be equally good. You need a professional to look at it.” Phillips agreed: “The danger is that people skip steps, especially younger people who might rely too much on the easy solution. It isn’t so straightforward.” He sees particular risk in bespoke and heritage work. “For mass housing developments or new towns, where designs are repeatable, AI will be hugely beneficial. But in high-end or heritage projects, it’s too complex. I can’t see AI covering everything any time soon.”
Members’ takes on tech Sean McAlister of Pencil and Brick uses: ● Gmail with Hiver plug-in which enables shared inboxes for collaborative email management. ● Google Workspace – Google Docs and Google Sheets for online-first collaboration, real-time updates across devices, transparent version tracking and group editing. ● DJI Mic 2 clip-on microphone for capturing conversations during site visits alongside Fireflies.ai – an AI-powered transcription tool. Clients’ consent to be recorded is required.
Nik Nelberg of Earl & Calam Design & Build Ltd uses:
● JobTread for client communication, sending proposals for approval, sending valuations and payment requests. ● HazardCo – an onsite health and safety app for a simple way to look after our team on site. Roland Woodward of Roland Woodward Ltd uses: ● Xero software with Hubdoc for receipts. ● Hazard Co for Health and Safety. Dennis Weeks of North London Loft Rooms uses: ● Buildertrend for project management and integrating “everything into one place”. ● AI within Buildertrend for analysis
to make better choices in management processes.
The next area to optimise, says Strikovs, is automation of office processes. His firm is trialling Fixer AI to sort emails, create automated responses, and file documents in the right places. “It works really well so far,” he says, though he admits it needs “a lot of in-depth testing.” Phillips’ priorities are different. As an estimator by background, he sees AI’s potential value in variation management. “At the moment, if we get a change to steelwork that delays procurement by two weeks, we have to record it, notify suppliers, update costs, and update the
Alex Strikovs
Andrew Phillips
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