Wood exposed on the interior provides a biophilic effect, a boon to aesthetics and healthfulness.<\/strong><\/li>\n<\/ul>\n\n\n\n
\n\n\n\nIn the multifamily space, the need for new building processes and materials and the possibility of paring construction and labor costs are generating a buzz. This is especially true as rising costs and inflation, labor shortages and an increased concern for the environment continue to impact the industry.<\/p>\n\n\n\n
Among a few, one solution, mass timber, stands out as a viable option that could help alleviate builder woes. The \u201clarge pre-manufactured, multilayered, solid wood panels\u201d check many of the boxes for developers, according to the American Wood Council. They\u2019re fire resistant, strong, sustainable and reduce construction and labor costs.<\/p>\n\n\n\n
Though it took a while to gain traction in the United States, the use of mass timber is on the rise, which means more real estate clients might make the choice to live in a building with this construction.<\/p>\n\n\n\n
The Emergence of Prefabricated Wood<\/h2>\n\n\n\n
Wood has long been used to construct multifamily residential and commercial buildings, but in the 1800s and 1900s, concrete and steel replaced it in many cases. The reason? So buildings could rise higher. European architects and builders focused again on wood as a smart, renewable environmental choice that could take carbon from the air and sequester it versus concrete and steel that emit it, says architect Zac Miles, AIA, with architecture firm KTGY.<\/p>\n\n\n\n
In factories overseas, Europeans were first to engineer mass timber pieces into large wood panels for floors and walls, and they attached them through cross-laminated timber layers (CLT), nail laminated timber (NLT), or dowel laminated timber (DLT), says Dan Getz, structures global practice director at global design firm HKS architects. These prefabricated panels provide strength comparable to concrete and steel floor systems and got the code approval go-ahead for use in buildings taller than those constructed from non-engineered wood members, Getz says.<\/p>\n\n\n\n
Interest in the U.S. developed slower due to resistance because of building codes that capped heights at six stories and fear of fire. Still, several developers, including architect Jason Korb and his company, Korb + Associates Architects, pushed the envelope and sought approval through variances from local authorities or by showing that their designs would perform successfully. \u201cIn all building codes, there\u2019s a paragraph that says the purpose is not to stifle innovation but allow the applicant to proceed if it can prove equivalencies through third-party testing for fire safety. We did that,\u201d he says.<\/p>\n\n\n\n
In 2016, the seven-story T3 Minneapolis office building became the tallest U.S. mass timber structure, followed two years later by the 12-story condo complex Carbon 12 in Portland, Ore. Ascent at 284 feet was next, approved despite going higher than the code limit because it met performance tests, Korb says.<\/p>\n\n\n\n
Around the same time, the International Code Council (ICC) approved proposals that would allow other mass timber buildings to go up to nine, 12 or 18 stories as part of its 2021 International Building Code (IBC).<\/p>\n\n\n\n
Volatility in lumber and resin prices due to the pandemic, bad weather where plants were located, and other challenges caused some issues in 2021. \u201cSupply chain disruptions caused a step backward,\u201d says Christian Beard, director of building products research at John Burns Real Estate Consulting. Once prices stabilized, however, interest was reignited, he says.<\/p>\n\n\n\n
Already 1,571 residential and commercial multifamily mass timber buildings have been constructed, according to WoodWorks, a nonprofit that tracks these numbers and provides education and other support related to U.S. wood buildings, says Bill Parsons, chief operating officer. Almost 200 are under development with the majority in the seven to 12-story range and designed for multifamily housing. While there were once few factories in North America, the domestic numbers are increasing, says architect Susan Jones, FAIA founding architect of atelierjones LLC. Among her current projects is the eight-story Heartwood building in Seattle for the nonprofit Community Roots Housing. Jones and others point out that tall wood, mass timber buildings will appeal more to others as their benefits are recognized:<\/p>\n\n\n\n
Shorter Timetables and Lower Costs<\/h2>\n\n\n\n
Because these buildings are comprised of prefabricated members, construction time is less, and labor costs are lower. Korb estimates the installation time for Ascent was cut by one quarter versus other construction. The project also required a crew of 11 versus a typical team of 40 for a comparable concrete building. The shorter time cycle also means that these buildings generally get to market and into the revenue stream faster, says architect Rockland Berg, AIA, NCARB, principal and director of business development at the Dallas-based architecture firm, three. This appeals to developers watching timelines because of higher interest rates, says Vaughan Buckley, CEO of Volumetric Building Companies, a vertically integrated volumetric modular construction technology company. To boot, work at sites to lift panels is also quieter, Jones says.<\/p>\n\n\n\n
Developer Jeff Klotz, CEO of The Klotz Group of Companies, who has built wood-framed garden-style apartments, now uses factory-built panels more since they allow for continuous work with few weather delays.<\/p>\n\n\n\n
The industry has had to adapt to the faster building process, though. “You don\u2019t have six months in most cases to decide where to place a light switch,\u201d says Buckley. Architect Jonathan Delcambre, managing partner for BKV Group in Dallas adds, \u201cEveryone on the team has to work on a faster track to keep up the pace.\u201d<\/p>\n\n\n\n
Better Quality Control and Savings on Materials\u2026 Maybe<\/h2>\n\n\n\n
Because of factory fabrication, which uses a digital building process, problems are typically resolved before installation, which is a boon to builders.<\/p>\n\n\n\n
Of course, as a commodity like any other, the cost of mass timber fluctuates. \u201cOver the last three years, there\u2019s been a roller coaster with building material prices, including the costs of wood, resins, and other materials,\u201d Getz says. Rather than focusing on the cost of materials, though, Getz recommends a wide-lensed view.<\/p>\n\n\n\n
\u201cIt\u2019s better to look at the holistic cost. Mass timber framing might be more expensive, but one might not need as many finishes, have lighter foundations, and have a shorter construction schedule with its prefabricated efficiency,\u201d he says.<\/p>\n\n\n\n
Also, today\u2019s lumber is at pre-pandemic pricing and it\u2019s readily available, Klotz says. Also, foundations are generally lighter with wood than with steel and concrete structures, often at a lower cost, Berg says. <\/p>\n\n\n\n
Environmental and Climate Advantages<\/h2>\n\n\n\n
Mass timber presents a lower embodied carbon footprint and reduces off-gassing, which improves interior air quality. Prefabrication also minimizes construction waste at a site, and leftover pieces can be recycled for other projects or converted to mulch, Buckley says. There\u2019s no dearth of resources. \u201cIt would take only 25 minutes of natural growth in North American forests to replenish the wood Ascent used,\u201d Korb says. \u201cThe key to healthy buildings,\u201d he adds, \u201cis healthy trees that come from sustainably managed forests where trees are harvested properly to maintain the health of remaining trees. The amount of carbon sequestered is equivalent to taking 2,400 cars off the road.\u201d <\/p>\n\n\n\n
Aesthetic Positives<\/h2>\n\n\n\n
Mass timber can create an appealing repurposed industrial vibe in the interior when the wood is left exposed, Berg says. The exposed wood also contributes a biophilic effect. Architects at HKS say preliminary research shows that the exposed natural materials improve workplace productivity. Jones adds, \u201cIt offers a contemplative, calm, living-in-nature experience right in the heart of the city for residents.\u201d<\/p>\n\n\n\n
Fire Resistance <\/h2>\n\n\n\n
Though it seems counterproductive, mass timber\u2019s fire resistance adds to its popularity. \u201cMass timber products have inherent fire resistance because they char on the outside while retaining structural strength, slowing combustion, and allowing ample time to evacuate a building,\u201d Parsons says. \u201cWood\u2019s rate of char is predictable and well established in U.S. building codes and standards.\u201d Some remain wary. \u201cThe possibility of fire scares people but more understand that everything burns\u2014even concrete and steel. Each material requires different ways to protect it,\u201d Korb says<\/p>\n\n\n\n
One Answer to Affordability Issues<\/h2>\n\n\n\n
As an example, KTGY designed a five-story, 100-percent affordable building, 330 Distel Circle, in Los Altos, Calif., the first of its kind in that city. Jeff Spiritos\u2019s firm, Spiritos Properties, with partners Beulah Land Development and HELP Development, are developing 340 + Dixwell with state low-income tax credits, a four-story, 69-unit, affordable, passive house building in New Haven, Conn. Though the mass timber products were shipped from Austria, they emit less carbon than ones shipped to New Haven by truck, he says. Jones\u2019 Heartwood features 126 units of workforce housing that average 400 square feet.<\/p>\n\n\n\n
Outlook<\/h2>\n\n\n\n
Throughout the country, there\u2019s activity with U.S. developers, builders and architects playing catch-up to European counterparts, says Korb. His firm is constructing a 29-story mixed-use project in St. Louis near the new MLS soccer stadium. A key, Jones says, is for those new to the niche to take advantage of the knowledge now available. \u201cWe\u2019ve focused on mass timber for a decade and work exclusively with it all over the country,\u201d she says. <\/p>\n\n\n\n
National Association of REALTORS\u00ae
Reprinted with permission<\/p>\n","protected":false},"excerpt":{"rendered":"
On the multifamily front, high costs and a greater concern for the environment are spurring efforts to cut construction time and expense while increasing sustainability. Three Key Takeaways In the multifamily space, the need for new building processes and materials and the possibility of paring construction and labor costs are generating a buzz. This is … <\/p>\n
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He is known for finding that \u201cperfect\u201d property in Philadelphia, Delaware County, Chester County, Montgomery County and surrounding areas in Pennsylvania for his buyers and helping his sellers prepare their properties so they sell quickly and efficiently. When it comes time to negotiate the terms of a contract, Anthony DiDonato has the knowledge, experience, and professionalism applied to meeting \u2013 or exceeding \u2013 his clients\u2019 expectations. His service to his clients is second to none. His honesty and integrity have been his claim to fame. For Superior Real Estate Representation in the Delaware Valley, Philadelphia, Delaware County, Chester County, Montgomery County and surrounding areas in Pennsylvania\u2026 call Anthony DiDonato.","sameAs":["http:\/\/www.anthonydidonato.net"],"url":"http:\/\/www.anthonydidonato.net\/wordpress\/author\/admin\/"}]}},"_links":{"self":[{"href":"http:\/\/www.anthonydidonato.net\/wordpress\/wp-json\/wp\/v2\/posts\/24282","targetHints":{"allow":["GET"]}}],"collection":[{"href":"http:\/\/www.anthonydidonato.net\/wordpress\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"http:\/\/www.anthonydidonato.net\/wordpress\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"http:\/\/www.anthonydidonato.net\/wordpress\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"http:\/\/www.anthonydidonato.net\/wordpress\/wp-json\/wp\/v2\/comments?post=24282"}],"version-history":[{"count":1,"href":"http:\/\/www.anthonydidonato.net\/wordpress\/wp-json\/wp\/v2\/posts\/24282\/revisions"}],"predecessor-version":[{"id":24283,"href":"http:\/\/www.anthonydidonato.net\/wordpress\/wp-json\/wp\/v2\/posts\/24282\/revisions\/24283"}],"wp:attachment":[{"href":"http:\/\/www.anthonydidonato.net\/wordpress\/wp-json\/wp\/v2\/media?parent=24282"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"http:\/\/www.anthonydidonato.net\/wordpress\/wp-json\/wp\/v2\/categories?post=24282"},{"taxonomy":"post_tag","embeddable":true,"href":"http:\/\/www.anthonydidonato.net\/wordpress\/wp-json\/wp\/v2\/tags?post=24282"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}