by Nick Milestone, COO, Mercer Mass Timber

This moment is the most exciting of my career. The convergence of performance, prefabrication and sustainability has created an undeniable momentum. The tipping point for mass timber in North America’s built environment has arrived.

I entered the construction industry as a teenager growing up in Northern England, when thanks to my grandfather, a site carpenter, I landed my first job. From there I moved into the steel industry in the early 1990s, earned three relevant degrees, and all the while, paid careful attention to what was happening across Europe.

In the early 2000s, Central Europe saw the birth of cross-laminated timber (CLT) — a response to declining rural economies and abundant forest resources. Engineers, researchers, and manufacturers came together to form a new material system that was strong, light, renewable, and efficient.

Within a decade, it had taken hold across the continent and crossed the Channel to the UK. I followed its trajectory closely and eventually transitioned into the relatively new, inspiring space. Mass timber has sent me to build projects the world over.

I waited 30 years to deliver a significant project in the U.S. though, and when the opportunity arose, it was certainly worth the wait—the new Walmart headquarters in Bentonville, Arkansas, the largest mass timber corporate campus in the country.

From order to site, the project took just 40 weeks to complete. Forty weeks! That’s from 3D modeling to fabrication, assembly, delivery, and installation. That kind of delivery speed is not just impressive, it’s transformative.

Walmart’s HQ represents a beautiful convergence of conventional and innovative materials, proving that steel and mass timber are not in competition, but in concert.

Here’s what excites me:

• Mass timber brings speed to market: Prefabrication reduces construction schedules by up to 25%, which means a faster ROI.
• Mass timber balances the volatility of steel: While steel prices can fluctuate, mass timber has shown resilience and price stability.
• Mass timber creates true carbon neutrality: In hybrid structures, mass timber offsets the carbon load of steel, creating balanced systems.
• Mass timber is a protector: It burns on the surface, forming a protective layer of char that slows fire spread and shields deeper
• structural components from damage.

Today, over 30 million square feet of mass timber construction exists in the U.S. By 2030, that figure is expected to reach 80 million. Mass timber now exists in all building typologies, from commercial offices and schools to healthcare facilities and housing.

We are not waiting for a future where mass timber is mainstream. We are living it today.

Winston Churchill once said, “To understand the direction of your future, you need to understand your past.”

The past taught us how to mine for minerals and build with concrete and steel. And today, as we innovate and even regenerate, we continue to expand the possibilities in the realm of construction. Hybrid projects are faster, smarter, and more sustainable than ever before, and the symbiotic nature of steel and mass timber represents the future of construction in North America.

Mass timber’s moment has arrived indeed.

The post Why Now is the Moment for Mass Timber appeared first on Mercer Mass Timber.

But this couldn’t be further from the truth.

As construction enters a new era of innovation and efficiency, insurance companies have become acutely aware of the need to roll with the changes and prepare for tomorrow’s processes.

As such, the insurance industry has focused its eyes and ears on mass timber, learning about its properties and what it means for construction going forward — and the outlook is more promising than ever before.

High Line Timber Bridge, New York, NY

Spinning the Narrative: Insurers Make the Push

Mass timber is growing rapidly with its demand projected to double every year until 2030. The insurance industry is no stranger to this phenomenon. As mass timber becomes more prevalent across Europe, Canada, and now the US, insurers are adapting their policies to address the myths surrounding wood as a building material. Despite this, the media frequently portrays mass timber construction as fraught with difficulties, claiming that such projects are littered with approval complications.

While challenges exist within the mass timber insurance process, this is true with any construction material. Michael Bruch, Global Head of Risk Consulting Advisory Services at Allianz Commercial, states: “In any industry, deployment of new materials or processes can result in new risk scenarios… as well as bringing benefits, and mass timber is no different.” The key difference is that mass timber is newer to the market and regulatory landscape, requiring more time and data to establish comprehensive standards and practices.

Fortunately, ongoing research and advancements in mass timber technology are disproving these long-held misconceptions, helping to streamline approvals and demonstrate the material’s advanced safety and sustainability.

Putting an End to Mass Timber Myths

The misinformed claims surrounding mass timber often concern areas such as fire safety, structural integrity, and long-term durability, creating a perception of higher risk and causing setbacks in promoting its wider reputation.

Let’s look into these further.

The Flaming Elephant in the Room: Mass Timber and Fire Resistance

According to Allianz, fire is the most costly cause of construction and engineering losses, accounting for approximately 27% of assessed claims over a five-year period.

Although wood is typically associated with fire hazards, mass timber has actually been shown to outperform traditional materials like steel and concrete when subject to fire.

Fundamentally different from standard wood, mass timber:

• Burns slowly: If mass timber catches fire, the material combusts predictably at a slow rate, generating more response time and minimizing spread.
• Tolerates heat intensity: Mass timber products like cross-laminated timber (CLT) are composed of thick cross-sections, creating a substantial mass that resists heat penetration for prolonged periods of time.
• Chars on the surface: By forming a protective layer of char, mass timber reduces the spread of fire and inhibits flames from damaging deeper structural components.
• Maintains stature: Mass timber components can be strategically designed to ensure the load-carrying capacity remains uncompromised in the event of a fire, reducing the potential for collateral damage.

The fire-resistant properties of mass timber are only advancing as engineers and architects develop new methods to enhance the performance of this material in fire scenarios, such as fire-retardant coatings and treatments, as well as non-combustible encasings.

The Question of Structural Integrity and Durability

Another interesting statistic from Allianz shows that natural catastrophes are the second-most expensive cause of construction claims. Extreme forces, such as tornadoes and hurricanes, can seriously compromise the integral elements of any structure, including columns, beams and panels. Unfortunately, the media is rife with myths that cast doubt on wood’s capacity to cope with seismic resistance.

Research tells another story.

A 2024 study has shown that timber buildings are capable of withstanding the intense forces of nature. In a recent natural disaster simulation, a mass timber building was subjected to a 7.7-magnitude earthquake, performing better than its steel and concrete counterparts.

How is this possible? Unlike traditional materials, mass timber’s ductility allows it to absorb and disperse the generated energy, enabling it to bend without breaking. In addition, the lightweight material boasts an impressive strength-to-weight ratio, meaning it can endure seismic movements without its mass putting additional pressure on the building.

What Insurers Really Think

The insurance industry is currently undergoing a period of change where research is paramount to creating well-informed practices and policy developments for mass timber. By actively seeking out information to understand mass timber’s unique properties, insurers are developing a comprehensive knowledge base to assess its risks and benefits accurately.

Mass timber expert and Vice President of Projects and Construction at Mercer Mass Timber, Nick Milestone, believes insurers are well-tuned into mass timber, doing what they can to cut costs: “I’ve never seen such great traction from the insurance industry. It’s been phenomenal,” says Milestone. “It’s amazing to see insurers attend construction events like the International Mass Timber Conference. These events started with ideas and architects; now we’re down to the nitty-gritty of large-scale mass timber construction. Insurers have been fully on board with this, pushing for as much knowledge as possible to help sell it back to their funders and reduce premiums.”

Such active participation in conferences concerning the emergence of mass timber is a testament to insurers’ dedication to understanding and supporting this new building material. By immersing themselves in these events, insurers have become more educated about mass timber’s benefits and challenges, enabling them to craft more informed policies that reflect its true risk profile. Not only has this helped to reduce premiums, but it’s also fostered a collaborative environment where industry stakeholders work alongside mass timber experts to advance construction and promote its widespread adoption for modern, sustainable structures.

Google Borregas, Sunnyvale, CA

Paring Premiums: Mass Timber Insurance Providers are Listening and Learning

As is the case with any pioneering technology, it’s all about education. By promoting mass timber’s impressive fire resistance, durability, and resilience, the construction industry can overcome its skepticism and build overall confidence in the sustainable material, contributing to more realistic and affordable premiums for developers and project handlers.

Supporting this movement further, modern building codes and regulations are being updated to incorporate the latest findings, ensuring that mass timber structures meet stringent safety standards. As mass timber’s popularity continues to grow, it is crucial for stakeholders to dispel these myths and contribute to a brighter, more sustainable sector.

The post The Mass Timber Insurance Illusion: Untangling Headlines from Reality appeared first on Mercer Mass Timber.

This article breaks down the misconceptions and shares DfMA’s esteemed potential with real-world examples.

Laying the foundations: What is DfMA?

Design manufacturing and assembly (DfMA) is a hybrid approach that integrates both design and manufacturing principles. DfMA simplifies the design of products for ease of assembly, optimizing production, minimizing labor requirements, and reducing time to market. This methodology breaks down building projects into prefabricated components manufactured off-site and transported for faster, simpler on-site assembly.

Before becoming the recognized concept it is today, DfMA was once divided into two separate methodologies: Design for Manufacturing (DfM) and Design for Assembly (DfA). The former aims to design individual building components with manufacturability in mind, making the parts easier and cheaper to produce by selecting accessible, cost-effective materials. Like DfM, DfA focuses on designing products for ease of assembly to minimize the time, labor, and cost required to assemble parts. By facilitating a Lego-like, snap-fit process, DfA can reduce the number of overall construction parts with multi-functional components.

However, it soon became clear that one could not exist without the other. Where a well-designed DfM plan might consider cheaper building materials, it will lose money in other areas, such as supply chain issues, changes to project scope, poor project management, increased labor costs, and more. Following the surge in prefab and modular methods, which require a more integrated approach to design and construction, the two design-based approaches have since been married together, becoming more pronounced circa 2000.

What does DfMA bring to the table?

As an approach primarily concerned with optimizing the design process, DfMA also facilitates an efficient production workflow, cutting down on labor needs, shortening project timelines and supporting ease of assembly. This allows for more revenue streams in the long run.

But beyond time efficiency and cost savings, DfMA also offers a vast range of stand-out benefits, including:

80M, Washington DC

• Enhanced reliability: DfMA moves on-site construction activities to controlled factory environments through prefabricated components. This creates fewer opportunities for safety issues to arise and lowers the number of parts needed to assemble a structure, in turn narrowing the potential for variability in build quality. Moreover, all major decisions are made during the early design phases (the least disruptive and expensive time to address issues), ensuring rigorous quality control procedures and minimizing the chance of errors arising. Also, with the emergence of advanced technologies such as computer-aided design (CAD), building information modeling (BIM), digital twin, and AR/VR, the construction industry is undergoing a significant transformation, achieving a previously unattainable level of precision and repeatability in the project design phase.
• Improved sustainability: According to UNEP’s Global Status Report, the construction industry is the biggest source of greenhouse gas emissions, with building material production accounting for approximately 37% of global CO2 emissions. By adopting a selective approach to construction materials, developers and owners can take time to address environmentally conscious considerations. Renewable resources such as mass timber prove ideal for these carbon-reducing initiatives, not only as a domestically and naturally sourced option but also as a lightweight solution, reducing the need for heavy-duty, carbon-pumping machinery.
• Unparalleled flexibility: In instances where construction needs to take place within a small footprint, DfMA demonstrates a remarkable ability to adapt to challenging spatial constraints. To provide an example, 80M, an existing commercial office building in downtown Washington, needed a three-story vertical expansion using mass timber. The central location of this building meant site access was highly restricted. In traditional circumstances, this project would’ve been complex, long-winded, and disruptive for the local community. However, with meticulously planned deliveries carrying prefabricated components, the construction team was all set for immediate installation.

Dispelling DfMA Myths

Myth 1: DfMA is only used for large-scale projects

While DfMA shines in large commercial buildings, it’s mistakenly seen as only suitable for this construction type. But its benefits extend to smaller projects as well. DfMA facilitates modularity, which can be scaled up and down to cater to a wide variety of architectural styles, such as residential homes and extensions, not just bigger projects.

Myth 2: DfMA leads to ‘boxy’ and uninspired designs

Since DfMA revolves around modularity and prefabrication, some believe this is a ‘cookie cutter’ approach that dissipates creativity in construction. In reality, DfMA buildings can be designed with a vast range of claddings, facades and architectural elements to achieve unique aesthetics. Also, thanks to mass timber’s impressive strength-to-weight ratio, any concerns regarding design flexibility can be quickly squashed as this popular DfMA material allows for intricate and innovative building designs, otherwise unattainable with traditional construction methods.

Theodore Roosevelt Presidential Library, Medora, ND

Take the Theodore Roosevelt Presidential Library, for example. Situated in Medora, North Dakota, the architectural structure spans 93,000 square feet, overlooking the rugged canyons and buttes and honoring the 26th US president’s love for nature and preservation.

Comprising of interactive galleries, community spaces, a cafe, and an auditorium, the building’s visuals needed to breathe life into the space.

The Mercer Mass Timber team achieved this by embracing a biophilic design, with mass timber coating the structure both inside and out. In this, the roof structure featured glulam beams arranged in a unique, hill-like, curved shape, preserving the natural feel of the surrounding area.

Additionally, our team concealed all steel hangers, columns, and girders, embedding them within the glulam members’ ends.

The result is a seamless blend of architecture and environment, reflecting Roosevelt’s enduring legacy.

In short, DfMA doesn’t limit design, it optimizes the overall building process and is capable of producing extraordinary, award-winning results.

Myth 3: DfMA only focuses on reducing costs

Although cost efficiency is an undeniable advantage to DfMA, this isn’t its only purpose. This methodology can also support initiatives to enhance building quality with stricter control measures, reduce waste with on-site prefabrication, and boost sustainability to meet carbon reduction targets.

Made for DfMA? A material too good to be true

Mass timber, a building material prized for its inherent beauty, impressive strength, and sustainability credentials, offers another compelling advantage: it goes hand-in-hand with DfMA principles. This powerful pairing is working together to transform the construction landscape, allowing for faster project delivery, improved quality control, and reduced environmental impact.

Green Canopy NODE is a prime example of what mass timber can achieve in DfMA initiatives. The goal of this project was to establish a prefabricated building system that allowed developers to deliver housing with reduced costs and a shortened timeline. The system also aimed to accelerate the net zero transition with a carbon-negative building that would integrate into the circular economy.

With that, the team at Mercer Mass Timber was able to prefabricate as many elements as possible, showcasing efficiency through simultaneous manufacturing and site prep. The process included a 23-hour build time for all assemblies, with one hour allocated to each wall installation and two-and-a-half hours for plumbing and mechanical. The result? A 50% less construction time. Not only did this modular approach help to overcome budget challenges, but it also significantly reduced the risk of weather delays.

What next for DfMA?

The future of DfMA hinges on a few factors. The first being the need to update and adapt building codes, in which regulatory bodies should address the ‘low risk, high reward’ benefits that mass timber offers. Secondly, industry stakeholders must standardize DfMA components. By developing and adopting industry standards for prefabricated components, manufacturers can help reduce costs and complexity. Finally, there’s the continued advancement of manufacturing technologies, which provide detailed 3D models and integrate information, significantly enhancing DfMA processes by improving planning, coordination, and execution.

Of course, there can’t be a conversation about the future without mentioning AI. As this advanced technology progresses alongside machine learning (ML), DfMA and BIM initiatives are set to propel further, with automated design and planning tasks, clash identification, and suggested optimization solutions for ease of assembly. Having said this, it’s clear that the construction’s trajectory looks promising as we move toward a greener, more efficient future.

The post Demystifying DfMA: Building Faster and More Efficiently with Mass Timber appeared first on Mercer Mass Timber.

The world now faces a new reality — one that calls for immediate action to boost building efficiency, protect the environment, and meet evolving societal demands, all while ensuring the outcomes are affordable. The pressing need for a versatile building solution has only grown more acute.

Mass timber, a family of engineered wood products, rises as the latest game-changer in construction, leading the charge and taking building practices to the next level.

Mass Timber Construction vs Steel and Concrete

It’s well known that traditional construction materials like steel and concrete come with a long list of inherent challenges, ranging from high carbon emissions to lengthy construction timelines and limited design flexibility. 

So, how can mass timber change things for the better?

The Carbon Challenge

A particularly in-your-face issue with traditional construction materials is their notably large carbon footprints. High energy consumption levels in production paired with substantial waste generation only pile onto an already prominent climate crisis.

That’s where mass timber proves to be the ideal sustainable upgrade in construction, with reduced waste, carbon sequestration abilities, and a promoted interest in forest farming. The industry has started to catch on too. A study by the U.S. Department of Agriculture found that mass timber has the power to reduce a building’s carbon footprint by up to 45% compared to traditional concrete and steel solutions.

Three hypothetical buildings (wood, steel, and concrete) of identical size and configuration are compared. In all cases, impacts are lower for the wood design. Source: Dovetail Partners using the Athena Eco-Calculator. 

But the mass timber movement spans much further than just ticking ESG boxes. 

Climate change threatens the integrity of many buildings, with severe storms growing evermore present across North America. Unlike steel and concrete, mass timber is able to bend without snapping. This inherent strength and seismic resistance makes it the perfect contender for building more disaster-resilient infrastructures. 

The Construction Time Crunch

The U.S. is already behind on its construction targets — and steel and concrete are doing nothing for time efficiency.

Pouring, shaping, and handling these heavyweight materials are incredibly labor-intensive tasks, which naturally slow down the whole process. Mass timber, on the other hand, speeds things up, beating concrete project times by 25% with 90% less construction traffic required. 

Through off-site prefabrication, hordes of on-site crews are no longer necessary. Instead, mass timber is transported and assembled without hassle, minimizing the need for numerous construction trades and helping pockets in the long run.

Catalyst, Spokane, WA

Supply Chain Setbacks

Whether its port congestion or geopolitical conflicts, key supply chain channels have been hit hard in recent years, forcing contractors to think twice about their construction material resourcing. 

A key incentive backing cross-laminated timber is its potential for local supply. By developing domestic supply chains, mass timber projects instantly become less vulnerable to the common disruptions faced in global trade routes. This new-found resilience eliminates the sole reliance on international supply networks.

As the number of mass timber projects in North America continues to grow, more investors will begin doubling down on funding to support transportation infrastructure and afforestation initiatives. And it’s already started to happen. In fact, the demand for a reliable, local construction solution has reportedly been a direct driver of the global mass timber market, with expectations to grow at a CAGR of 13.8% from 2022 to 2030.

What does this all mean? Faster construction schedules, reduced labor and travel costs, and a smaller impact on the environment.

Carving the Construction Landscape

While mass timber is on the rise, there are a few industry hurdles to overcome before it can transform into a mainstream construction material. 

Traditionally, building codes have taken a conservative stance towards the use of wood as an infrastructure material, especially concerning larger and taller structures. This is partly rooted in myths and misconceptions that stem from using raw, untreated wood as a building resource. However, cross-laminated timber has proven itself to be a robust, secure, and fire-resistant material. 

But simply updating building codes is easier said than done.

The legislative nature of building codes means it takes time to keep the pace with innovation. But the widespread adoption of mass timber has called for regulatory bodies to address technical hurdles and make the necessary changes. Organizations like the International Code Council (ICC) are actively developing and updating building codes, design guidelines, and engineering standards to cater to the needs of mass timber construction. Recent International Building Code (IBC) changes have even increased heights on mass timber projects, opening up more opportunities for projects in dense urban spaces. The IBC stands as a primary example of the industry’s momentum toward widespread adoption, evidenced by its acceptance in 20 states.

Height Limits for Building Types IV-A, IV-B, and IV-C in the 2021 International Building Code (IBC). Source: Woodworks – Wood Products Council

But mass timber isn’t just about the material — it’s about the people who build with it. To work with mass timber, contractors need to expand their expertise. Upskilling in areas like prefabrication, precision manufacturing, and mass timber installation equips workers to master the art of timber. Not only does this ensure top-notch quality control and fire safety compliance, but it also generates jobs and opens doors to new career paths, supporting the economy as a result. 

Catalyst, Spokane, WA

Timbering Towards a Better Future 

The construction industry is at a crossroads.

Trades can either stick with what they know and continue their struggle with rising labor costs and time efficiency, or they can begin to broaden their horizons and reap the benefits of familiarizing themselves with mass timber construction.

The need for change is undeniable and mass timber opens the door to new possibilities in design and construction methods.

As the construction industry grapples with the need for change, mass timber emerges as a promising solution that could pave the way for a new era of innovation. 

The post Building to the Future: How Mass Timber Construction Eliminates Traditional Building Challenges appeared first on Mercer Mass Timber.

Since the housing market collapse of 2008, there’s been an inadequate supply of new homes constructed to meet demand, resulting in a deficit of millions of units. And local incomes are barely touching the inflation rate that mortgage payments are, making the gap in affordability far worse for low-income households. With monthly payments increasing by roughly $250 compared to a year ago, it’s safe to say the U.S. is struggling to meet the targets required to address this pressing issue. 

To confront this national emergency head-on, the U.S. needs a cost-effective, highly efficient, and local solution to emerge and revolutionize how the construction industry approaches urban housing development.

Introducing mass timber. 

What does Mass Timber Bring to the Table?

Mass timber, also known as engineered wood, encompasses an array of structural products that are made up of multiple layers of lumber laminated together to form solid panels, beams, and columns.

Renowned as an all-purpose, sturdy, and renewable material, mass timber provides an excellent alternative to traditional building materials like concrete and steel. In recent years, it’s started to receive nationwide recognition, with expanded building codes and government support allowing for greater adoption by owners and developers. 

In 2020, only 500 mass timber projects were present in the US, but as of December 2023, over 2,000 mass timber projects have been commenced or completed.

And the movement doesn’t stop there. The Biden Administration recently announced $32 Million to fund wood innovations and community wood grants in an effort to strengthen and expand the emerging mass timber market.

Mass timber has grown to become a trusted foundation for new builds across the states, but what qualities make this material such a great resource for construction?

Check out mass timber projects on the Woodworks Innovation Network (WIN), a Mercer Mass Timber partner.

Getting Limber with Timber

Mass timber opens up a whole new world of opportunities for architects. The versatility and stability of cross-laminated timber (CLT) allows for a diverse range of housing options, whether it’s family-sized units or large-scale apartment complexes. With taller mass timber buildings on the table, there’s even greater potential to establish more affordable living spaces. From a design perspective, mass timber unlocks a new-found level of flexibility.

Mass timber’s lightweight nature coupled with its impressive strength means fewer foundational requirements, enabling architects to build more open and airy living spaces. 

Also, since mass timber panels come in prefabricated elements, they can be precisely engineered and connected without hassle. This gives design teams the freedom to create innovative and visually striking structures while leveraging mass timber’s inherent biophilic elements to bring warmth and character into interior spaces. 

Carbon 12, Portland, OR

Axing Carbon Emissions

With the current climate crisis, low-emission housing materials are imperative to ensure that construction projects refrain from inflicting further environmental damage. That’s where mass timber can help. 

Not only is mass timber a renewable resource, it also sequesters carbon, contributing to a lower carbon footprint than traditional construction materials. According to the CDC, an 18-story mass timber building’s negative carbon imprint is so powerful that it’s equal to taking 2,350 cars off the road per year.

The use of mass timber in construction has spurred the adoption of modern forestry practices that aim to facilitate a healthy and continuous growth, harvest, and replant cycle. These sustainable operations play a vital role in guaranteeing responsible forest farm management, which will benefit the future generations to come.

The Affordability Factor

Whether we like it or not, price is a driving factor in key decision-making. Fortunately, a notable advantage of mass timber construction is its cost-effectiveness, especially compared to its traditional counterparts. 

As a locally sourced solution, mass timber doesn’t require the shipping that steel does, but the cost savings go much further than the price of the material itself. They also encompass the savings accrued through faster construction times, reducing labor costs by up to 20% compared to concrete-focused projects.

So, how does this support affordable housing? With CLT, developers can streamline building processes, significantly cutting down on construction costs, which can then go to tenants in the form of lower rents. Also, developers can gain additional ROI advantages from faster speed-to-occupancy, allowing them to quickly recoup on their investments. 

Revitalizing Spaces: Transforming Offices into Affordable Living Spaces

There’s a severe empty office epidemic spanning across the United States. At the end of last year, a fifth of U.S. office space was vacant, with rates varying from 25% (Los Angeles, Houston, and Cincinnati) to 5% (Savannah, Ga. and Naples, Fla.) South Carolina alone had enough empty office space to fill a landmark Los Angeles office tower 58 times. 

Building conversions remain a largely untapped source of potential to establish more affordable housing options. This simple yet effective solution holds the power to restore tired downtowns, address a national housing shortage and reduce greenhouse gas emissions by working with existing structures.  

Mass timber stands out as a pivotal resource for office-to-residential conversions in cities. In tight urban environments, mass timber’s lightweight nature and prefab capabilities allow developers to cut down on heavy equipment and navigate the constraints of limited space more effectively, streamlining the overall construction process.

UBC Brock Commons, Tallwood House, Vancouver, BC

“The idea that a building doesn’t have to serve one purpose for its entire lifecycle is beginning to catch on,” says Ricardo Brites, Director of Engineering and VDC at MMT. “We can have housing and office spaces in the same building, structurally adaptable by design so that it can be a visually appealing environment to encourage active use by the community.” What do we need to achieve this? Brites believes building codes and zoning laws need to continue adapting as well.

Numerous state and local governments throughout the U.S. are offering incentive programs for office conversion projects, aiming to encourage local jurisdictions to loosen restrictions for office-to-residential conversions. This governmental assistance intends to enhance the accessibility of conversion projects for private developers to support wider efforts to address the affordable housing crisis.

Branching Out: The Alternative Building Material for Affordable Homes

Several forward-thinking cities have already migrated from the status quo, adopting mass timber to build mid-rise and high-rise residential buildings on underutilized land parcels. 

Mass timber enters construction sites as an accessible, renewable, and productive resource, poised to combat the affordable living crisis, harmonize economic growth, and support environmental stewardship.

From Vancouver’s Brock Commons Tallwood House to London’s timber skyscraper proposals, these cities serve as beacons of innovation for the U.S. to follow suit.

The post Are Mass Timber Buildings the Solution to the Affordable Housing Crisis? appeared first on Mercer Mass Timber.

The main culprits? Steel and concrete. 

As the Earth gets progressively warmer and more densely populated, the urgency to adopt sustainable construction materials has become paramount. That’s where mass timber — the construction alternative that’s gaining momentum worldwide — comes into play. 

The Power of Wood

Renowned for its durability and ability to sequester carbon dioxide, mass timber has many properties and benefits that make it a promising natural, renewable solution for next-generation low carbon building.

So, what makes it such a viable and sustainable construction solution? And what role does it play in meeting environmental needs?

Carbon Capture Champion

Put simply, a key feature of mass timber is carbon sequestration, which essentially refers to timber’s ability to capture and store carbon from the atmosphere, acting as a ‘carbon sink’.

On top of mass timber’s active role in storing carbon dioxide, it also plays a passive role in boosting sustainability, slicing energy consumption through:

But what about the material’s longevity? Well, not only is timber reusable, it has an extended lifespan, killing two birds with one stone by maximizing resource efficiency, while also eliminating landfill waste.

Prepared for Extreme Weather and Natural Disasters

From high winds to hurricanes, the U.S. has seen a surge in extreme weather, escalating in both frequency and severity. This rapidly changing climate has called for stronger building foundations that can handle the powerful forces of nature. 

With an unparalleled strength-to-weight ratio, mass timber (though lightweight) is not easily swayed. It’s fit to withstand the intense huffs, puffs, and quakes that threaten the integrity of many city buildings. With excellent strength as well as ductility, the wood can also effectively absorb and dissipate seismic energy, making for a reliable building foundation. 

Its durability hasn’t gone unnoticed either. In fact, its qualities have been acknowledged by regulatory authorities, receiving formal approval as a sustainable construction material for mid-rise city buildings, as per the International Building Code (IBC).

Smashing Stereotypes on Fire Resistance

It’s natural to make the common assumption: Wood = fire. 

But, while this may apply to untreated, dead wood, mass timber busts the myth that ‘all wood catches easily’. In fact, there are many ways in which mass timber effectively resists fire. Just to name a few, it: 

• Undergoes slow and predictable combustion: When subject to fire, mass timber burns formulaically over a long period of time, which brings increased stability to fire safety measures and facilitates well-organised evacuation procedures. 
• Forms a protective layer of char: This insulates the inner layers, slowing down the spread of fire, and acts as a barrier, preventing flames from reaching deeper structural elements.
• Withstands intense heat: Mass timber products like CLT have large cross-sections which offer significant mass that resists heat penetration for long periods of time.
• Maintains stability after a fire takes place: The dimensions of each mass timber component can be strategically designed using a predictable charring rate, to ensure that the load-carrying capacity remains uncompromised in the event of a fire.
• Can be encased in non-combustible materials: Taking fire safety a step further, engineered fire protection solutions mean mass timber can gain an additional layer of protection, ensuring it meets stringent building codes. 

80M, Washington DC

A Sustainable Construction Solution Growing Under Our Noses

It can be tempting to think of construction as a ‘local’ issue. But sourcing the required materials often depends on a complex web of global supply chains – spanning from Asia to Africa and beyond. 

To see how this impacts sustainability, consider the example of steel. Typically, steel is mined in Australia or Brazil, and gets shipped thousands of miles to China for steel production, namely in the famous Hebei, Jiangsu, and Shandong regions. The steel is then shipped across the pacific ocean to the U.S. for storage, distribution, and construction. The carbon footprint from travel alone is astronomical. Fortunately, mass timber offers a local construction solution.

Home to some of the nation’s most productive forests, the Pacific Northwest is currently paving the way in sustainable forestry and mass timber innovation. And New England doesn’t fall far behind. Its Forestry Foundation has put plans in place to absorb carbon dioxide through productive forests, offering additional sustainable supply chain opportunities within the U.S. 

By using locally grown materials, less transportation is required, eliminating the harmful carbon emissions produced from international shipping. Moreover, as timber’s popularity continues to grow, landowners are likely to start adopting timber as a ‘crop’, creating tree farms and supporting a plant-grow-cut cycle that combats deforestation.

Towers of Timber: The Future of Cities

Compared to its finite counterparts, mass timber emerges as an accessible cornerstone for modern building. No longer is mass timber ‘just an alternative’, it’s a sustainable imperative that directly contributes to a green future in construction.

Beyond residential spaces, it’s no secret that more housing is needed in cities. Mass timbers’ adaptability, strength, and efficiency provides an ideal solution to offer this quickly, affordably, and sustainably. With mass timber city buildings now reaching record-breaking heights, this construction resource holds the power to steer urban landscapes toward a sustainable, resilient, and ecologically conscious future.

Could this be a sign of things to come?

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The North American real estate market is etched with contrasting realities: soaring office towers stand empty while the dream of affordable housing remains distant for many. This isn’t just a crisis of space, but a collision of two trends — the rise of remote work and the deepening housing affordability gap.

The statistics paint a grim picture. In 2023, just 15.5 percent of home listings were “affordable” for the average household, a far cry from the pre-pandemic 40 percent and a dramatic dip from 2022’s meager 20.7 percent. Meanwhile, across the nation, office towers are gathering dust. New York City alone boasts over 95 million square feet of vacant space – enough to fill 30 Empire State Buildings and transform bustling business districts into eerily quiet ghost towns.

With remote and hybrid work continuing to play a major role in our lives, what can we do with these empty buildings? 

Enter adaptive reuse, the art of transforming outdated structures into vibrant new spaces. This isn’t just about bricks and mortar; it’s about breathing life into decaying communities, preserving architectural heritage, and weaving together diverse, thriving neighborhoods. 

The potential is undeniable. Recognizing the relationship between affordable housing and strong communities, the Biden administration unlocked valuable resources last October to support office-to-residential conversions. This bold move underscores the possibility of turning these empty shells into sanctuaries for families and revitalizing the very fabric of our cities.

But transforming empty towers into homes demands more than blueprints. How can the construction and design industries navigate this nuanced landscape while respecting historical integrity, ensuring accessibility, and embracing energy efficiency?

Breaking Boundaries: Adaptive Reuse and the Power of Multipurpose Spaces

Adaptive reuse isn’t just a buzzword; it’s a responsibility, especially in cities overflowing with underutilized spaces. Yes, the environmental benefits of repurposing existing infrastructure are undeniable, but the true magic lies in preserving the history entwined within these structures. By breathing new life into them, while adhering to modern regulations and codes, we’re able to protect these buildings for future generations to enjoy. 

But doubt still lingers, even among industry leaders. Viability? Realism?

The Biden administration’s recent economic backing is a resounding vote of confidence in the right direction. Skeptics need tangible proof in the case of adaptive reuse, and government incentives can light the path for successful transformations. 

Simply put, the housing crisis needs solutions and adaptive reuse is emerging as a potential remedy. As engineers, we must envision robust and dynamic structures, capable of shapeshifting to meet future needs. The sweet spot? Buildings that can morph from offices to apartments, and then back again, adapting to the changing demand of a city’s needs. We must have the foresight to see beyond single-use buildings, understanding that markets and realities evolve. 

Read the full article > ️

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How is Mass Timber Sourced?

Mass timber is sourced primarily from sustainably managed forests in North America, particularly in the Pacific Northwest. These forests are known for high-quality wood, which is used in the manufacturing process of mass timber. The wood is typically harvested from young trees, which have a lower environmental impact. Sawmill residues are also used, minimizing waste.

The most commonly used wood species for mass timber construction in North America is Douglas fir, which is prevalent in the Pacific Northwest. Douglas fir is known for its strength, durability, and versatility, making it an ideal choice for mass timber construction. Other species of wood used in mass timber construction include spruce, pine, and hemlock. These tree species are also sustainably managed and known for their structural and aesthetic properties.

History and Development of Mass Timber

Mass timber construction dates to ancient civilizations. Modern applications, however, were developed in the late 20th century with the invention of cross-laminated timber (CLT) and glue-laminated timber (glulam). Advancements in technology and manufacturing processes have allowed for its versatile and efficient use in projects ranging from residential to commercial, and its popularity continues to grow globally.

Types of Engineered Wood Products

Cross-laminated timber

: A strong, engineered wood product made from layers of lumber glued crosswise at 90-degree angles, bonded them together with structural adhesives. This configuration enhances the material's strength, rigidity, and stability, making CLT suitable for use in large-scale construction projects like walls, floors, and roofs.

Glue-laminated timber

Manufactured similarly to glulam, GLT panels are typically used in construction for flooring, roofing, or walls, where the weight or load is applied in a single direction. GLT is designed to support loads primarily in one way, making it suitable for applications that require stable horizontal or vertical spans. Unlike CLT, GLT panels do not provide the same level of support in multiple directions.

Glulam

Made by bonding together several layers of dimensional lumber with structural adhesives. The layers are aligned in the same direction, allowing the glulam to achieve high strength and load-bearing capacity, making it ideal for beams, columns, and arches in construction. Glulam is prized for its versatility, as it can be manufactured in various shapes and sizes, including curved forms.

View Products

Construction and Manufacturing

Factory Production

Factory production ensures that the final product meets the required standards and specifications for building construction. MMT uses computer-controlled machines and specialized equipment to manufacture high-quality mass timber products with consistent dimensions and properties.

Factory Capabilities

Prefabrication and Modular Construction

Prefabrication and modular construction allow components to be produced in a controlled factory setting before they are transported and assembled on site. This approach allows for greater accuracy, faster construction times, and cost savings.

Building Solutions

Quality Control and Certifications

Quality control and certifications are crucial for mass timber construction to ensure safety and structural integrity. Organizations such as the American Wood Council and the National Fire Protection Association provide guidelines and codes for design, fabrication, and construction. MMT’s products are also certified by organizations such as the Forest Stewardship Council and the Programme for the Endorsement of Forest Certification to ensure that the wood is sourced from sustainably managed forests. 

Mass Timber Products

Sustainability and Environmental Impact

Carbon Sequestration and Footprint

Carbon sequestration refers to the process of capturing and storing carbon dioxide to reduce its concentration in the atmosphere. Trees and forests are natural carbon sinks, and mass timber construction allows for the continued sequestration of carbon throughout the life of the building. The carbon stored in the wood products used in mass timber construction remains stored for as long as the wood is not burned or allowed to decompose. Mass timber buildings not only have a lower carbon footprint than traditional buildings, but continue to actively remove carbon from the atmosphere.

Renewable and Biodegradable

Mass timber is a renewable resource. The wood used for mass timber construction is harvested from sustainably managed forests that are replenished over time. Additionally, mass timber is biodegradable and can be returned to the ecosystem at the end of its useful life, unlike concrete and steel.

Durability and Longevity

Mass timber products are strong, stable, and resistant to decay and insect damage. Properly designed, constructed, and maintained, mass timber buildings have a service life of several decades or even centuries. This makes mass timber construction a cost-effective option, as it reduces the need for frequent repairs and replacements over time.

Mercer Mass Timber & the Environment

• Sustainability Statement

Case Studies and Applications

The following case studies highlight the natural beauty, efficiency, cost-effectiveness, and sustainable value of mass timber construction.

Sioux Falls Airport

Brooklyn Canarsie Library

École La Vallée

Western Michigan University Student Residence Hall

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