Industry-informed digital technology implementation framework for modular construction across lifecycle stages

Abstract

Introduction: Modular construction (MC) has gained increasing attention for improving productivity, sustainability, construction quality, and housing delivery. However, its wider adoption remains hindered by fragmented workflows, limited technological integration, weak information exchange, and poor coordination across project stages. While previous studies have examined the drivers influencing MC uptake, limited research has developed an industry-informed roadmap explaining how digital technologies can be systematically integrated throughout the MC lifecycle. This study develops a lifecycle-based digital technology adoption framework for MC using stakeholder perspectives from Australasia, with a focus on connecting key adoption drivers with appropriate digital solutions across project stages.

Methods: A qualitative research approach involving 20 semi-structured interviews with MC stakeholders from architecture, engineering, construction, manufacturing, consultancy, and government sectors across Australasia was adopted. Interview data were analysed using thematic content analysis, which identified 79 drivers across eight categories: economic, environmental, market, performance, regulatory, social, supply chain, and technological. Pareto analysis was employed to determine the vital few drivers with the greatest influence on MC adoption. Total Interpretive Structural Modelling (TISM) was then used to establish the hierarchical relationships among these drivers, while lifecycle mapping was applied to align digital technologies with different MC project stages.

Results: The findings indicate that digital technologies can support MC implementation across six lifecycle stages: design, fabrication, transportation, construction, operation and maintenance, and deconstruction and demolition. Pareto analysis revealed that a relatively small group of dominant drivers, particularly within performance, technological, and supply chain categories, accounted for most of the influence on MC adoption. Technologies including Building Information Modelling (BIM), artificial intelligence (AI), Internet of Things (IoT), digital twins, blockchain, radio-frequency identification (RFID), Geographic Information Systems (GIS), and unmanned aerial vehicles (UAVs) emerged as critical enablers of lifecycle integration. Stakeholders particularly highlighted BIM-enabled design coordination, IoT-based tracking, RFID-supported logistics, AI-assisted planning, and digital twins for lifecycle optimisation, monitoring, and decision-making. The framework demonstrates how digital technologies can reduce fragmentation, improve visibility across project stages, and support more informed collaboration among MC stakeholders.

Conclusions: The proposed framework offers an evidence-based and industry-informed roadmap for integrating digital technologies throughout the MC lifecycle. It contributes to both research and practice by linking adoption drivers, lifecycle stages, and digital technology applications in a structured manner. The framework can support improved coordination, traceability, productivity, and decision-making, thereby accelerating the broader adoption of modular construction.