UK

United Kingdom · Operations · Director/VP (16-20 years)

Director of Building Operations

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  • Experience bandDirector/VP (16-20 years)
  • Direct reports3-8 reports
  • Reports toVP, Global Real Estate & Facilities
  • UK framework levelUsually a director, accountable for a division and its numbers

Also advertised as Regional Facilities Director · Head of Building Services · Portfolio Operations Director · VP of Facilities Management

Built on 43,079 real UK job descriptions we analysed · grounded in what real qualifications cover

Two short quizzes about you

1From this job to a course

The qualifications matched to this job

IWFM Level 5 Certificate in Facilities Management Institute of Workplace and Facilities Management · Level 5 · covers 7 of 12 standards
IWFM Level 5 Award in Facilities Management Institute of Workplace and Facilities Management · Level 5 · covers 5 of 12 standards
IWFM Level 5 Diploma in Facilities Management Institute of Workplace and Facilities Management · Level 5 · covers 4 of 12 standards
IWFM Level 4 Diploma in Facilities Management Practice Institute of Workplace and Facilities Management · Level 4 · covers 7 of 12 standards
IWFM Level 4 Certificate in Facilities Management Institute of Workplace and Facilities Management · Level 4 · covers 4 of 12 standards
IWFM Level 4 Diploma in Facilities Management Institute of Workplace and Facilities Management · Level 4 · covers 2 of 12 standards

Matched from the standards this job is measured against: a suggestion, not an official ruling.

The units you would start with

Managing facilities management projects IWFM Level 5 Certificate in Facilities Management
Managing health and safety in facilities management IWFM Level 5 Diploma in Facilities Management
Oversee works and maintenance facilities IWFM Level 4 Diploma in Facilities Management Practice
Managing health and safety in own area of facilities management IWFM Level 4 Certificate in Facilities Management

The future skills this job leans on

Data Fluency turning numbers into a decision
AI Governance Fluency using AI responsibly
Sustainability Fluency building care for people and planet into the work
Your Plan Illustration

Built for Director of Building Operations

4 units that map to this job, from the qualifications that cover it.

  1. Managing facilities management projects Institute of Workplace and Facilities Management · covers 7 of 12 standards Level 5
  2. Managing health and safety in facilities management Institute of Workplace and Facilities Management · covers 4 of 12 standards Level 5
  3. Oversee works and maintenance facilities Institute of Workplace and Facilities Management · covers 7 of 12 standards Level 4
  4. Managing health and safety in own area of facilities management Institute of Workplace and Facilities Management · covers 4 of 12 standards Level 4
These are the real units behind this job, in the order they rank for it. Nothing here is marked done, because this plan has not been started by anyone yet. Yours would fill in as you go.

2AI and this work

Will AI change your work as a Director of Building Operations?

Nobody can say exactly how. Here is what this job is being asked for next, and where to start.

The new skill this role is being asked for

  • ESG (Environmental, Social, Governance) Reporting & Strategy
Why each one is rising

The future skills this job leans on

We'll only ever tell you what we can actually back up. No hype, no scare tactics.

What happens when you start

Next, a free account. We build your Director of Building Operations plan as you set up, starting with the free Data Fluency module. No card.

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Keep this read. One email with what AI is changing in this job, the new skills it asks for and where to start free. Nothing else follows unless you confirm your address.

3What this role really is

This job sets the direction for how buildings are run across a region or a large portfolio. It involves setting operational standards, managing budgets, and making sure everything runs safely and smoothly. The focus is on people and processes rather than hands-on repairs, making sure problems are prevented across dozens of sites. It shapes how buildings support the wider organisation.

4What you'd actually use

The tools this job runs on, and how well you'd need to know each one.

Johnson Controls Metasys / Siemens Desigo / Schneider EcoStruxure (BMS) Strategic

Leading BMS selection/upgrade projects, defining enterprise-wide alarm management strategy, integrating BMS data with other platforms for portfolio-level insights.

IBM Maximo / Fiix / UpKeep (CMMS) Architect

Overseeing CMMS implementation/integration with ERP (e.g., SAP PM), defining data governance standards, using portfolio-wide data for CapEx planning and strategic reporting.

Autodesk AutoCAD / Revit (CAD & BIM) Strategic

Reviewing and approving all project drawings for major CapEx, mandating BIM standards for new construction and major retrofits across the portfolio.

MS Project / Asana / Portfolio Management Software Strategic

Managing multi-million pound capital project portfolios, reporting on budget, schedule, and risk to executive leadership, ensuring strategic alignment of all projects.

SAP S/4HANA (PM/MM Modules) / Oracle NetSuite / Coupa (Financial/Procurement) Strategic

Developing and defending multi-year OpEx and CapEx budgets, leading procurement strategy for major services, using financial platforms for long-range forecasting and strategic financial analysis.

Excel (Power Query, PivotTables) / Power BI / Tableau Strategic

Connecting Power BI to CMMS/BMS databases to create executive dashboards showing portfolio-wide uptime, energy use intensity (EUI), and budget performance for C-Suite reporting.

5What you get to decide, and how that grows

Power in a job isn't your title. It's what you're allowed to decide. Here's how it grows as you move up.

The choiceComing in Where you are nowThe step above
Strategic Capital Investment (e.g., Chiller Plant Replacement) Identifies need, provides basic data to engineer. Researches options, prepares initial cost estimates, recommends to manager. Conducts detailed life-cycle analysis, writes business case, presents to Lead Engineer/AFM.
Vendor Contract Negotiation (e.g., Major M&E Service Contract) Follows existing contract terms, reports issues to engineer. Monitors vendor performance, flags deviations from SLA. Manages day-to-day vendor relationships, escalates performance issues.
Emergency Response Protocol (e.g., Major Power Outage) Executes assigned tasks per protocol, reports status. Leads on-site response, troubleshoots, coordinates with emergency services. Oversees shift response, makes tactical decisions to restore service.

6How you'll be judged

The scoreboard, and what is not on it. The hard targets, how often each is actually looked at, and the quiet signals that never reach a dashboard.

Portfolio Uptime
The overall availability and reliability of critical building systems (e.g., power, cooling, network infrastructure) across your managed portfolio.
Target · 99.99% ('four nines') for critical sites; 99.9% for standard sites.

If a data centre experiences a cooling outage for 10 minutes, that impacts your uptime. We expect you to have systems and teams in place to prevent such incidents.

Operational Budget Variance (OpEx)
How well you manage the annual operating expenses for your portfolio against the approved budget.
Target · +/- 3% of the annual OpEx budget for the entire portfolio.

If your annual OpEx budget is £8M, we'd expect you to stay between £7.76M and £8.24M, explaining any significant deviations.

Energy Use Intensity (EUI) Reduction
The reduction in energy consumed per square metre across your portfolio, driving sustainability and cost savings.
Target · 5% Year-on-Year (YoY) reduction in EUI, adjusted for occupancy changes.

If a site's EUI was 150 kWh/m² last year, we'd want to see it at 142.5 kWh/m² this year through efficiency projects.

Capital Project Delivery (On-Time, On-Budget)
The successful execution of major capital projects (e.g., chiller replacements, roof upgrades, new fit-outs) within agreed timelines and financial limits.
Target · >90% of CapEx projects delivered within +/- 5% of budget and +/- 10% of schedule.

A £1.5M boiler replacement project should finish within 10% of its original end date and cost no more than £1.575M.

Reactive vs. Planned Maintenance Ratio
The proportion of maintenance work that is unplanned and urgent versus scheduled preventive work.
Target · Shift from 40:60 (Reactive:Planned) to 20:80 within 24 months.

If you currently have 400 reactive work orders and 600 planned, we'd want to see that shift to 200 reactive and 800 planned over time.

Strategic Influence & Collaboration
How effectively you influence senior leadership and cross-functional teams to adopt facilities strategies that support wider business goals.
  • Regularly invited to C-Suite strategic planning sessions
  • facilities considerations are integrated early into business decisions
  • positive feedback from business unit heads on collaboration and support
  • successful advocacy for critical CapEx investments.
Team Development & Leadership
Your ability to build, mentor, and retain a high-performing team of facilities managers and engineers across your portfolio.
  • High employee retention rates within your teams
  • clear succession plans for key roles
  • positive feedback in 360-degree reviews from direct reports and peers
  • successful development of managers who can operate autonomously.
Risk Management & Compliance
Proactive identification and mitigation of operational, safety, and regulatory risks across your building portfolio.
  • Zero critical safety incidents or regulatory fines
  • robust disaster recovery and business continuity plans in place and regularly tested
  • strong audit results for health & safety and environmental compliance
  • proactive identification of emerging risks and proposed mitigation strategies.
Innovation & Optimisation
Driving continuous improvement and adopting new technologies or processes to enhance facilities performance and efficiency.
  • Successful implementation of new BMS features or CMMS modules
  • demonstrable improvements in operational workflows
  • pilot programmes for new energy-saving technologies
  • sharing best practices across the wider organisation.

7Would you like it

Both sides. What people enjoy, and what grinds them down.

What people enjoy
Strategic Impact & Ownership

You'll thrive on defining the long-term vision for our facilities, seeing your strategic plans translated into tangible improvements across dozens of sites. You'll own the performance of a significant asset portfolio, and that accountability energises you.

Developing a 5-year CapEx plan that significantly reduces energy consumption and extends asset life across the entire UK portfolio, then seeing that plan get approved and executed.

Problem Solving on an Organisational Scale

You love tackling complex, multi-site operational challenges – whether it's optimising energy spend across a diverse portfolio or standardising safety protocols for hundreds of employees. The bigger the puzzle, the more engaged you are.

Designing and implementing a new CMMS rollout across 50 sites, ensuring data consistency and driving adoption to unlock portfolio-wide analytics.

Building High-Performing Teams

You're passionate about developing your managers and their teams, coaching them to excel and fostering a culture of continuous improvement and safety. Seeing your people grow and succeed is a huge driver for you.

Mentoring a Facilities Manager to successfully lead a £1M retrofit project, then seeing them promoted to a larger role within the organisation.

What frustrates people
  • Dealing with short-sighted budget cuts that compromise long-term asset health and increase future costs.
  • The constant battle to get consistent data input from disparate teams across multiple sites.
  • Navigating organisational politics to get buy-in for critical strategic initiatives.
  • The 'cost centre' mentality from some parts of the business, rather than seeing facilities as a strategic enabler.
  • The sheer volume of urgent, reactive issues that can derail carefully laid strategic plans.
  • Vendor performance that doesn't live up to the sales pitch, requiring constant oversight and negotiation.
What this role does not give you
  • A predictable 9-to-5 schedule – emergencies happen, and you're ultimately accountable.
  • A role where you're constantly hands-on with technical equipment; your focus is strategic oversight.
  • An environment free from complex stakeholder management and occasional internal friction.
  • A role where every single one of your brilliant ideas gets implemented immediately without pushback.

8Who you work with

This role has a massive impact, directly affecting our operational uptime, energy consumption, safety record, and overall employee experience across a significant portion of our physical footprint. You'll be driving millions of pounds in OpEx and CapEx decisions, shaping our long-term asset strategy, and mitigating significant business risks related to our facilities. Frankly, you're a linchpin for keeping the lights on and the business running.

Inside the business
  • C-Suite (CEO, COO, CFO) for strategic alignment and budget approval
  • Regional Business Unit Heads (e.g., Head of UK Sales, Head of European Operations)
  • Finance leadership for budget reviews and capital allocation
  • Health & Safety leadership for compliance and incident management
  • IT Infrastructure teams for data centre and network room support
  • HR for talent management and team development
Outside the business
  • Key vendors and strategic partners (e.g., major M&E contractors, energy providers)
  • Local authorities and regulatory bodies (e.g., HSE, fire services)
  • Industry associations and professional bodies (e.g., RICS, CIBSE)
  • Architects, engineers, and construction firms for major CapEx projects

9What you need before you start

Not a wish list. The things you would be expected to already have.

  • Proven experience (16+ years) in facilities management or building operations, with at least 5 years in a multi-site or portfolio leadership role.
  • Demonstrable experience managing multi-million pound OpEx and CapEx budgets for a significant building portfolio.
  • A track record of successfully leading and developing large, diverse teams, including managers and technical staff.
  • Expertise in strategic planning, vendor management, and driving operational efficiencies across multiple locations.
  • A deep understanding of critical building systems (HVAC, electrical, life safety) and their long-term asset management.
  • Experience presenting to C-Suite executives and/or board members on operational performance, risk, and strategic initiatives.

10What to practise next

Where the job is going, and what to do about it starting this week.

Digital Twin Implementation & Management

Critical within 18 months. Digital Twins are moving beyond concept to reality, offering real-time virtual models of our buildings. As a Director, you'll need to understand how to leverage these for predictive maintenance, space optimisation, and scenario planning across your portfolio.

Data Integration from Disparate Systems · Visualisation & Simulation for Portfolio Planning · Lifecycle Information Management (LIM) · AI/ML Integration with Digital Twins

  • This quarter: Research leading digital twin platforms and their applications in facilities management.
  • Next quarter: Identify a pilot building in your portfolio for a small-scale digital twin implementation.
  • Month 7-9: Work with IT and external consultants to develop a business case for a wider digital twin rollout.
  • Month 10-12: Define the key use cases and data requirements for digital twins that will deliver the most value to our operations.

Quick win: Start by ensuring all new CapEx projects mandate BIM Level 2 or 3, providing the foundational data for future digital twins.

Advanced IoT & Sensor Network Strategy

Important within 12 months. The proliferation of IoT devices offers unprecedented data. You'll need to strategically deploy and manage these networks across your portfolio to gather actionable insights for efficiency, security, and occupant experience, without creating data silos.

Network Architecture & Cybersecurity for IoT · Data Governance & Analytics from IoT Streams · Integration with BMS and CMMS · Edge Computing for Real-time Decision Making

  • This month: Research different IoT sensor types and their applications for building efficiency and occupant comfort.
  • Next quarter: Partner with our IT security team to understand the cybersecurity implications of large-scale IoT deployments.
  • Month 4-6: Identify a specific operational challenge (e.g., precise occupancy counting for HVAC optimisation) that could be solved with a targeted IoT deployment.
  • Month 7-9: Develop a strategic roadmap for IoT integration across your portfolio, prioritising high-impact use cases.

Quick win: Pilot a small-scale IoT project for a specific use case, like monitoring water leaks in critical areas, to demonstrate immediate value and build internal expertise.

11Staying current once you are in

What people here do to keep up
  • Regular attendance and speaking engagements at industry conferences (e.g., Facilities Show, RICS World Built Environment Forum) to stay abreast of trends and build professional networks.
  • Participation in executive leadership development programmes focused on strategic management, change leadership, and financial acumen.
  • Mentoring junior facilities professionals and actively contributing to industry bodies or working groups.
  • Continuous learning in emerging technologies like AI, IoT, and Digital Twins through online courses or specialised workshops.
  • Engaging with sustainability and ESG forums to integrate best practices into facilities strategy.

12The rising capability

The rising capability

Zavmo analysis

What's rising in its place

This is where the work is heading, and the higher pay with it. Get fluent here and the shift stops being a threat and starts being your edge.

ESG (Environmental, Social, Governance) Reporting & Strategy

Critical within 12 months. Investors, regulators, and customers are increasingly demanding transparency and performance on ESG metrics. Facilities operations play a huge role in a company's environmental footprint and social impact. You'll need to translate operational data into compelling ESG narratives.

  • Carbon Accounting & Net Zero Roadmaps
  • Circular Economy Principles in Facilities
  • Social Impact of Buildings (Wellbeing, Accessibility)
  • Green Building Certifications (e.g., BREEAM, LEED)

13What you’ll use

What you’ll use

Skills this role draws on

Technical

  • Preventive & Predictive Maintenance (PPM) Strategy
  • HVAC & MEP Systems Architecture
  • Building Codes & Regulatory Compliance (Portfolio)
  • Capital Expenditure (CapEx) Planning & Portfolio Management
  • Vendor & Strategic Contract Management
  • Root Cause Analysis (RCA) & Continuous Improvement

14The pathway

The pathway

How you actually get there, here

How you become one varies far more by country than what one does. This is the UK route. Most people take one of these ways in; the right one depends on where you're starting from.

  1. 1

    From Building Services Manager (Level 005)

    3-5 years as a Building Services Manager for a large, complex facility or a smaller portfolio.

    Skills to master

    • Deepen financial management skills (OpEx/CapEx), master strategic vendor negotiation, develop strong leadership skills for managing managers, and gain experience in multi-site operational standardisation.

    You're ready to move on when

    • Successfully managed a significant facility's P&L (e.g., £1M+ OpEx) within budget for multiple years.
    • Led a major capital project (e.g., £500K+) from conception to completion, on time and budget.
    • Consistently achieved high uptime and safety metrics for your facility.
    • Demonstrated ability to mentor and develop direct reports into more senior roles.
  2. 2

    From Senior Facilities Manager (Multi-site)

    4-6 years managing multiple smaller facilities or a specific region for another organisation.

    Skills to master

    • Refine strategic planning for diverse asset types, enhance executive communication and board-level presentation skills, and expand knowledge of enterprise-level risk management and compliance.

    You're ready to move on when

    • Successfully managed operations across 5+ sites with varying complexities.
    • Implemented portfolio-wide operational standards or efficiency programmes.
    • Proven ability to influence senior leadership and drive cross-functional initiatives.
    • Experience with significant vendor contract negotiation and management at a regional level.
  3. 3

    From Lead Engineer / Programme Manager (Large Organisation)

    5-7 years leading major engineering programmes or technical teams within a very large, complex organisation.

    Skills to master

    • Transition from deep technical expertise to strategic business leadership, develop comprehensive P&L management skills, and gain experience in organisational design and talent management for a broad operational function.

    You're ready to move on when

    • Successfully led engineering programmes with budgets exceeding £1M and significant business impact.
    • Demonstrated strong leadership and mentorship capabilities for large technical teams.
    • Proven ability to translate complex technical challenges into clear business risks and opportunities for senior leaders.
    • Experience in developing and implementing new technical standards or systems across multiple sites.

15Where this role leads

The long view: This role can lead to wider executive leadership, shaping how buildings and operations support an entire organisation.

The ten Future Fluencies

Zavmo analysis

The credential is what you can do today. These are what keep you valuable.

A qualification proves you can do the job as it's defined today. These ten are what decide whether you're still the obvious person for it in five years. They're the capabilities employers are now writing into senior roles faster than people are learning them. Zavmo weaves them through whatever you study, so you come out with both: the credential and the fluency.

The highlighted ones are the Fluencies your role leans on hardest, from how Director of Building Operations is actually changing.

Where it leads

Roles this leads to

How you would learn this

One to one, on the work you already do

A tutor sets the task against your own job and marks the reasoning, at your pace. There is no cohort to fall behind.

A lesson from Managing facilities management projects, worked against Director of Building Operations.

Managing facilities management projects Level 5

Applied to your work in Director of Building Operations

This unit aims to enable learners to plan facilities management projects, prepare and manage detailed project briefs, monitor project budgets, assemble project teams, and manage project risks to ensure successful project delivery.

How the thinking builds
  1. 1 Remember
  2. 2 Understand
  3. 3 Apply
  4. 4 Analyse
  5. 5 Evaluate
  6. 6 Create
An illustration of a Zavmo lesson, built from this role’s own route. The unit, its objective and every criterion above are the awarding body’s own words, not an example.

It is £70 a month, billed monthly. Your free first module is Future Fluency, and you can cancel any time.

See Your Progress Grow Illustration
Director of Building Operations
  • Preventive & Predictive Maintenance (PPM) Strategy
  • HVAC & MEP Systems Architecture
  • Building Codes & Regulatory Compliance (Portfolio)
  • Capital Expenditure (CapEx) Planning & Portfolio Management
  • Vendor & Strategic Contract Management
  • Root Cause Analysis (RCA) & Continuous Improvement
This is your Mind Palace on learn.zavmo.ai. Every skill above comes from this role's own record, not an example borrowed from another job. A node lights up when you evidence it, and what you build stays yours between jobs. That is the part a course cannot do.

16The detail, folded away

Everything else the record holds

The career branches in full, how AI is already showing up in the day-to-day, and the questions people ask about this job. Here when you want them, out of the way while you decide.

Where it leads next, rung by rung

Where it leads

The career path, and where it branches

Director of Building Operations is a start, not a ceiling. Each step below asks for new skills and hands back more autonomy.

  1. VP, Global Real Estate & Facilities (Level 007)

    3-5 years as Director of Building Operations.

    This is a significant step up, moving from regional portfolio management to enterprise-wide strategic leadership, often with global scope and direct board accountability.

    • Global Portfolio Optimisation Developing and executing strategies for optimising a worldwide real estate portfolio, including lease negotiations and property transactions.
    • Advanced Sustainability & ESG Leadership Driving the company's global sustainability agenda for the built environment, setting ambitious targets and reporting to the board.
    • Strategic Technology Adoption Leading the evaluation and implementation of cutting-edge facilities technologies on a global scale.
    • Executive Stakeholder Management Managing relationships with the CEO, Board of Directors, and other C-Suite peers on a daily basis.
Working with AI on the job

Working with AI

Where AI is starting to help

As a Director of Building Operations, your days are packed with strategic decisions, budget reviews, and managing complex teams across multiple sites. Imagine if you could reclaim a significant chunk of that time, not by cutting corners, but by letting AI handle the heavy lifting of data analysis, risk identification, and even report drafting. This isn't science fiction; it's happening now.

We're embedding AI into our operational workflows to give our leaders superpowers. You'll find yourself making more informed decisions faster, identifying portfolio-wide trends that were previously hidden, and freeing up your valuable time to focus on strategic initiatives and team development. Here's a glimpse of how AI will transform your daily work:

Predictive Maintenance Automation (Portfolio Level)

AI analyses real-time sensor data from BMS systems across your entire portfolio, predicting equipment failures before they happen. It doesn't just flag an issue; it identifies systemic weaknesses, automatically generates prioritised CMMS work orders for your managers, and even suggests optimal maintenance schedules to prevent widespread outages. This means less reactive chaos and more strategic, planned work.

Energy Anomaly Detection & Optimisation

AI models continuously monitor energy consumption patterns across all your sites, instantly flagging deviations that indicate leaks, equipment running inefficiently, or after-hours usage. It provides actionable insights into where to focus energy-saving initiatives, helping you hit those ambitious EUI reduction targets and significantly cut OpEx. Think of it as a virtual energy auditor working 24/7 for your entire portfolio.

Automated Vendor Performance & Risk Assessment

AI tools scan public records, safety databases, and contract compliance data to continuously assess vendor performance and identify potential risks across your supply chain. It can flag underperforming contractors or those with poor safety records, giving you the data to make informed decisions during contract renewals or new RFP processes. This streamlines vendor management and mitigates significant operational risk.

Strategic Report Generation & Executive Summaries

After a major incident or during quarterly reviews, AI can ingest vast amounts of data—CMMS logs, BMS alarms, financial reports, team notes—to generate structured first drafts of incident reports, Root Cause Analyses (RCAs), and even executive summaries for board presentations. This dramatically reduces the time spent on documentation and allows you to focus on refining the narrative and strategic implications.

Common questions

Common questions

How do you become a Director of Building Operations?

Common routes in include From Building Services Manager (3-5 years as a Building Services Manager for a large, complex facility or a smaller portfolio.), From Senior Facilities Manager (Multi-site) (4-6 years managing multiple smaller facilities or a specific region for another organisation.) and From Lead Engineer / Programme Manager (Large Organisation) (5-7 years leading major engineering programmes or technical teams within a very large, complex organisation.). Times vary with prior experience.

Where can a Director of Building Operations progress to?

This role can lead on to VP, Global Real Estate & Facilities (3-5 years as Director of Building Operations.), depending on the skills you build.

What new skills matter most for a Director of Building Operations?

Increasingly, ESG (Environmental, Social, Governance) Reporting & Strategy. These are the skills our record of this role lists as growing.

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17Where to go from here

Other roles at Level 7

Same depth of qualification, different job. Useful if the work appeals but this particular role does not.

 More jobs in operations

Stay in the field you know and move sideways rather than up.
If you leave this industry

Skills in strategic operations, budget management, and leading large teams apply beyond one sector. Similar director or senior leadership roles exist in manufacturing, logistics, healthcare, retail, and public sector organisations with large property portfolios. The core work of managing assets and running operations well carries across these settings.

This role profile is © 2026 Growth Engineering Technologies Ltd. Built from UK occupational standards and regulated qualification data, and written for Zavmo.

You're not behind. You're right on time. The shift is only just beginning. Your role won't look the same in two years. Be the one who leads the change, not the one it happens to. Start my free Data Fluency module What happens next: a free account, then we build your plan as you set up. No card. Build your plan, see your roadmap and meet the twelve tutors matched to you. All free. When you're ready to start learning, it's £70 a month, billed monthly. Cancel any time and billing stops.