What do we know given definition and measurement Issues?
Construction is often seen as a low R&D industry, with a low expenditure on R&D to revenue ratio compared to other industries. While that may be true for the many small and medium sized firms that make up the majority of the industry, many of the large firms do invest in R&D. A 2023 McKinsey report on construction technology (Contech) that ‘includes design software, robotics, and tools for the planning, scheduling, budgeting, and performance management of projects’ found USD$50 billion had been invested between 2020 and 2022. Their estimate based on Pitchbook data includes incumbents as well as startups and new entrants.
Incumbents like Project Frog (US), Balfour Beatty (UK) and Mirvac (Australia) have developed platforms, and there are many established offsite manufacturing and modular building Firms. There are partnerships between Trimble and Microsoft and Laing O’Rourke and Lenovo. Other examples are Autodesk’s recent integration of design and manufacturing systems, Skanska embedding wireless sensors in buildings, Holcim’s green cement, ARUP’s data collection systems, remote-controlled excavators from Caterpillar and Komatsu, the Hilti Jaibot, and software from OracleAconex and Procore. There are many more.
As those examples show, contractors are not the only firms doing R&D, so estimates for the industry are unreliable. R&D by professional service firms, and the construction materials, component and equipment manufacturing industries will not be included, although they have been responsible for many technical advances and the introduction of new products and equipment, such as drywall, plastic pipes, excavators, cranes, facades and lifts. This is a well-known problem when measuring construction R&D, and is a result of the industry classification system used by national statistical agencies.
This measurement problem is becoming more acute because, for the construction industry, a cycle of innovation has begun with new entrants attracting substantial R&D investment from outside the industry. Investment in construction R&D and innovation is now coming from private equity and venture capital (VC) funds such as Fifth Wall, Brick & Mortar, WND Ventures, Ironspring, Building Ventures, Dynamo, Foundamental and Australia’s Taronga Ventures.
How much of the expenditure on R&D by incumbents is likely to be included in VC funding estimates? Although this expenditure should be taken into account for overall industry investment in Contech, many incumbents do not participate in VC. In fact, it is hard if not impossible to get a good estimate of Contech investment because it includes so many different areas associated in some way with the built environment, such as property and real estate, transport, energy and waste management, materials manufacturing and so on. Then there are areas associated with decarbonisation, such as measuring embodied carbon, the energy transition, retrofitting buildings etc. How to draw a boundary around such diverse topics is a major issue.
The table below demonstrates the extent of the measurement problem. It collects the latest estimates and total investment from the three sources reviewed in this post for the different time periods they cover, plus the 2023 McKinsey report that was not restricted to VC funding. There are a few key points to note. First, there are similar trends in their data with considerable variation but, second, wide differences are seen in the yearly figures, and third, the totals indicate significant cumulative investment.
Comparing the Foundamental ($25.4bn) and Kabri ($22.4bn) data for the same time period of 2017 to 2022 as McKinsey ($77bn), there may be something like a 60/40 split between VC and incumbent funding of Contech. That can only be a guesstimate because of the different sources used and the severe definitional and boundary issues around what is and is not included in these estimates of Contech.
Table 1. Estimates of Contech VC funding by year and totals USD$billion
This significant level of VC investment is a new development, before 2017 there was little interest in construction innovation from investors. Then a Californian start-up called Katerra reached a USD$1 billion valuation in 2017 followed by a $865mn investment in 2018 from Softbank. The company’s goal was complete vertical integration of design and construction, building factories to manufacturing cross laminated timber panels and then delivering and assembling the building onsite. Over five years Katerra went through four different business models as they sought to achieve sufficient scale to keep their factories busy, but in June 2021 filed for Chapter 11 bankruptcy and the factories were sold. The Katerra story was covered in a previous post here.
Despite the failure of Katerra, and many other firms attempting to make the economics of manufactured housing work, there has been a rapid increase in VC investment in Contech since 2018. Venture capital funding is a significant metric because investment in startups is a proxy for innovation, and the development of IP and other forms of intangible capital. This post looks at three recent reports on VC investment in Contech.
Cemex Ventures Top 50
In January Cemex Ventures released their Top 50 Contech Startups 2024, the 5th edition of their Top 50 list. Cemex Ventures is the VC and innovation unit of Cemex, a global supplier of building materials. The 2019, 2020 and 2021 reports were only lists of companies, but the 2022 and 2023 reports have VC totals and other details like deal size and numbers. The source of their data is the Traxn VC database.
Their estimate for 2023 is USD$3.03bn, compared to $5.38bn in 2022, significantly higher than the Foundamental estimates below, particularly for 2023, no doubt due to differences in their data sets. Cemex found half (49.5%) was in initial seed rounds for early stage startups, and 23.3% was for Series A funding rounds for more mature companies. In 2023 nearly 90% of funding went to the US (44%) Canada (11%) and Europe (32%, including the UK with almost 10%).
Cemex Ventures divided funding into four ‘focus areas’:
Green Construction: Processes, products and services that offset negative environmental impacts raised $1.06bn.
Enhanced Productivity: Digital solutions aimed to increase efficiency through technical, data-driven solutions got $701mn.
Future of Construction: AI, robotics and industrialized construction like 3D printing, BIM and autonomous equipment raised $690mn.
Construction Supply Chain: Technologies that secure or track materials and fleets, manage builders’ inventories and material marketplaces got $584mn.
Figure 1. Four focus area
There is also 2023 data on a number of specific ‘topics’, which are more specific areas of interest.
Figure 2. Specific Contech topics
Where to draw the boundaries around the many and diverse areas of Contech, and how to define those areas, is an important issue because it should be possible to separate different topics or areas, for example Contech from Proptech and carbon accounting from energy efficiency. The Cemex Ventures division into four topics is a good place to start.
Foundamental
Another Contech VC estimate came from Foundamental, which found over USD$30bn was invested in Contech between 2014 and 2023. Their estimate for 2021 was $8.7bn, followed by $4.9bn in 2022, falling to $1.3bn in 2023. Figure 3 shows their data, where they have separated funding for Katerra.
Figure 3. Construction technology funding
Source
The database Foundamental used is from Wallhack, an open source provider of VC investment in AEC-Tech and ConTech. They provide this explanation:
AEC-Tech contains pure Construction-Tech, but includes more. It is about fixing the building-world. In our definition, besides construction-tech, AEC-Tech also contains design solutions that also help architects and engineers, supply chain solutions that fix problems in the building world, solutions that help with the retrofitting of buildings and infrastructure, and fixes for skilled labor/blue-collar work and installers. It does NOT, however, include building operation, which would often be called Prop-Tech.
There are over 700 companies in the dataset, many of which have less than 10% of their portfolios invested in AEC-Tech. A group of ‘building world specialists’ can be selected. How these ‘building world specialists’ are differentiated from the broader AEC-Tech investors is not clear. This list has 81 companies, with the percentage of their portfolios invested in AEC-Tech ranging between 30% and 100%. Total investment in this group of companies is USD$42.4bn.
The start-ups included in these estimates of VC funding are by definition technology leaders, pushing at the technological frontier through experimentation and development. Frontier firms bring with them radical new production technologies. While these firms are new entrants, some incumbents are also on the frontier. Cemex is not the only incumbent investing in Contech VC, the Wallhack list also includes Bentley, Trimble, Autodesk, CRH and Suffolk among others. There are others not included, like Vinci with their Leonard fund.
Kabri Construction Research
Research by Kabri Construction Research referenced here used publicly available information and they note, as a result, it will underestimate both the number of startups and the amount raised. Kabri found 300 construction startups up to 2022. Their estimate for 2022 is USD$8.9bn, and for 2021 was $5.5bn.
Figure 4. Contech funding
Kabri divided the startups into 13 categories, explained as:
Builders/Developers - Startups that are tackling the entire process of constructing a building, either as a builder or as a builder+developer. Many of these startups use prefabricated or modular construction to try to improve the process. Others such as Homebound, are focusing on improving the building experience with software. These startups are almost uniformly devoted towards residential construction. Examples: Veev, Blokable, Prescient
Building Materials - Startups trying to develop new types of building materials. This includes things like low-carbon concrete, drywall alternatives, and smart glass. This category also includes what we might call ‘low level components’ - things that we might consider ‘simple parts’ rather than raw materials, such as BAMCore. Examples: View, Carbicrete, Electrasteel
ADUs/Office Pods - Companies trying to sell small backyard homes or office units. Examples: Cover, Adobu, Boxabl
Energy Use and Management - Startups aimed at improving building energy use. This includes companies like BlocPower (finances and install energy efficiency upgrades), as well as companies like BrainBox AI (which makes software to try to optimize HVAC use.) It also includes startups like Intellihot, which make more efficient water heaters. Examples: Redaptive, Dandelion Energy, Domatic
Marketplaces - Startups trying to connect the large number of buyers, sellers, and transaction parties that exist in the hugely fragmented construction industry. These range from workforce sourcing companies like Workrise, to construction equipment marketplaces like EquipmentShare, to companies that help homeowners find renovation contractors like Sweeten. Examples: Amast, BuildZoom
Distribution and Logistics - Startups trying to tackle the problem of getting building materials to the jobsite. Examples: RenoRun, Tul, Infra.Market
Construction Management Software - Startups that make software for jobsite coordination, progress tracking, task and document management, and other similar tasks. Examples: Procore, Fieldwire, RedTeam
Robotics - Startups trying to find ways to introduce robots onto the jobsite, or in other parts of the construction value chain. Examples: Dusty, Canvas, Toggle
3D Printing - Companies trying to use scaled-up 3D printing technology to fabricate entire buildings or building components. Examples: Icon, Mighty Buildings, Branch Technology
Fintech - Companies trying to improve the financial plumbing that the construction process uses. Examples: Built Technologies, Rigor.build, Levelset
Datacapture and Digital Twins - Companies using some combination of drones, 360 degree cameras, hardhat mounted cameras, and other sensors to record and analyze jobsite data and track construction progress. Often utilize computer vision and machine learning techniques to process this data. Examples: OpenSpace.AI, Doxel.AI, Versatile
Renovation/Repair/Maintenance - Companies trying to improve the process of maintaining a building. These range from software companies who offer maintenance subscriptions, to products that can monitor and report water usage and leaks, to companies that make bathroom renovation easier. Examples: Humming Homes, Block Renovation, Made Renovation
Other - Everything else that doesn’t fit into one of the above categories. This includes AR/VR startups, companies that make AEC design tools, companies that make software to streamline one particular workflow (what we might call “excel replacements”), construction insurance companies, and anything else that doesn’t fit into one of the above. Examples: UpCodes, Toric, Shepherd
Table 2. Funding by category
The post on Kabri concluded with some important points. First, ‘many, perhaps most, innovative building products don’t seem to come out of startups – they’re either small-scale developments from companies that don’t obtain VC … products from large, established suppliers … or from academia’. Second, a few companies have taken the bulk of investment. The top three categories in Table 2 ‘account for more than 50% of construction startup funding. Within each category a single company (Equipmentshare, Katerra and View respectively) accounts for 50-60% of total funding’. Note that Katerra and View have both failed.
Conclusion
Measurement problems are not a new issue in construction, productivity being the prime example. Even so, getting a clear picture of R&D and innovation investment in Contech is particularly challenging. Reports on VC funding come and go, covering different time periods and geographical areas, making comparisons difficult. The Cemex Ventures Top 50 reports for the last two years have annual total funding data included, and if they continue their reports that would be a set of consistent data. Foundamental may also keep their annual data updated, although they only have a grand total and do not have categories or topics.
As well as regular annual data some way of organising it is necessary. The Cemex four topics are probably too broad, while Kabri’s 13 may be too many. Somewhere in the middle would be a useful way of categorising the very diverse range of areas generally accepted as included in Contech. Kabri drew the boundary around things that could not be moved from a building, but included Building maintenance and management and Fintech companies. As Kabri note, including a startup in Contech is often a judgement call because their hardware or software can be used in other industries, drones are a good example.
The project delivery approach taken by Foundamental and McKinsey seems appropriate. This focuses on technology that in some way will (might) improve project creation and delivery, which is the traditional domain of the construction industry. It means property and real estate tech is excluded, but more controversially climate related tech too. That is an important omission because climate change is (IMO) the single biggest issue. However, given the number and variety of climate related tech startups this can be usefully considered a category of its own.
Many startups fail, and usually VC spreads its bets to manage the risk. Contech seems different, the bets are concentrated in construction or related built environment industries. Many funds in the databases used in the reports discussed here seem to be concentrated, with a small number of investments. Some of the biggest bets have already failed. Even Procore, seen as a Contech success story, is finding profitability hard to achieve Finally, there is a very large number of small Contech startups covering a wide range of topics. Unfortunately, numbers and diversity may not lead to success because fragmentation makes achieving scale more difficult, and consolidation only starts to happen when successful innovators emerge.
Figure 5. Innovation and Industry Structure
