• Approved


  • Design
  • Manufacture
  • Construction


  • TM Steel Frame Volumetric


Totally Modular designs, manufactures and constructs steel framed volumetric modular buildings, providing a full turnkey offering to the residential, crown and commercial sectors. We pride ourselves in working with partners who aim to deliver a future proof asset for the benefit of all stakeholders achieving compliance to environmental, safety and quality standards. Having developed a proven system to enable us to build up to 18mtrs (6 storeys), our buildings are constructed using a hybrid HRS and LGS steel skeleton structure with all building fabric and fixtures fitted within our certified factory environment resulting in minimal on-site finishing activities.


TM Steel Frame Volumetric

Totally Modular have engineered a volumetric building system, which is both agile and flexible allowing us to create a design which can be structurally standardised, whilst allowing us to change the internal layout and external aesthetics of the buildings. This process offers customers the flexibility to make the layouts etc work for their specific requirements.

The principle system adopts a combination of both hot and cold rolled steel used in the assembly of the structural steel frame incorporating the floor, wall and ceiling infills which are supplied in LGS format effectively forming a volumetric module resembling a cuboid. Modules are stacked one above another with loads transferred down the corner and intermediate structural sections.

All exterior and internal build-up such as insulation, membranes and lining boards are all fixed to the steel frame, to form a watertight, airtight and highly insulated fabric meeting and exceeding local and national building regulation requirements.

All MEP and FFE are also installed in a dry and clean factory environment by highly trained and skilled operatives.

The assembled modules are transported to site using standard articulated vehicles and installed on to traditional strip footing or positioned onto concrete pads or piles using mobile cranes that lift the modules by eye bolts fixed to the corner posts and internal props. The modules are bolted to each other on site, joints sealed internally and externally, and services are connected and tested.

Durability Assessment Minimum 60 Years

       Limits of Scope

  • Maximum 2 storeys + roof subject to structural analysis
  • Bottom members in contact with foundations/sub-structure must be fully isolated from contact with moisture from the ground or external sources. The LGSF must not be at risk of exposure to any moisture source.
  • Masonry wall cladding cavities should be minimum 50mm width and ventilated.
  • Conventional cladding, such as timber cladding, should have a minimum 25mm drained back-cavity, or as required by the cladding manufacturer.
  • Rendered external thermal insulation systems and/or insulated brick slip cladding systems applied to steel-framed structures must have a minimum 15mm drained back-cavity (NHBC requirement) OR, in the absence of any such cavity (sheltered and moderate exposure zones only), any such application must be assessed to confirm that moisture accumulation would not exceed normal criteria for the avoidance of material degradation in the site specific climatic conditions likely to be experienced, evidenced by: a) Testing, e.g. MOAT 22 hydrothermal test or, b) ETAG 004 assessment, or c) Dynamic modelling, e.g., WUFI hydrothermal modelling (including 1% moisture penetration stress). Detailing should be considered to minimise the risk of water entering the structure at vulnerable junctions, for example window jamb/sill junctions, as per SCI publication P343 recommendations.
  • Adequate sub-floor ventilation must be maintained to the void below the ground floor (min. 1500mm2/m or 500mm2/m2 of floor area).
  • The ground below the floor must be sealed with a membrane to prevent moisture entering the void (e.g., polythene membrane + 50mm gravel ballast)
  • Totally Modular must be contracted for the design, manufacture, supply and erection of the structures.
  • A chartered structural engineer suitably experienced in the design of this type of structure must be sub-contracted for the structural analysis and design.


Back to database