Cross-laminated timber has moved from a European novelty to a mainstream structural system, and British Columbia sits at the centre of North America’s CLT supply chain. For developers evaluating CLT on a BC project, the opportunity is real — but so are the traps. This guide covers what you actually need to know before committing to mass timber.
What CLT Is and How It’s Made
Cross-laminated timber is a solid wood panel product made by stacking lumber layers at alternating 90-degree orientations and bonding them under pressure using structural adhesives. The cross-lamination gives CLT its dimensional stability and two-way spanning capacity — it behaves more like a concrete slab than a conventional wood-frame floor or wall. Panels are manufactured in controlled factory conditions, cut to precise dimensions using CNC equipment, and delivered to site ready to install.
Why BC Is a Particularly Strong Market for CLT
BC is home to several CLT manufacturers, including Structurlam (Okanagan-based) and others producing under Canadian and ISO quality standards. For a developer building in the Okanagan or anywhere in the BC Interior, the supply chain is genuinely local. The 2024 BC Building Code permits mass timber construction up to 12 storeys under encapsulated mass timber construction (EMTC) provisions, opening up infill density options that didn’t exist a few years ago.
Procurement and Lead Time: Plan Early or Plan to Fail
This is where developers most consistently underestimate CLT. Unlike structural steel or concrete, CLT is a custom-fabricated, engineer-to-order product. A realistic procurement timeline: structural and architectural design must be substantially complete before fabrication drawings can begin. Fabrication lead times from BC manufacturers currently run 14–22 weeks from approved shop drawings. Shop drawing preparation and approval adds another 4–8 weeks before that clock starts.
The practical implication: CLT must be specified and the structural engineer engaged at the concept design stage, not after design development is complete.
Structural Engineering Considerations
Connection details. CLT connections require design from a structural engineer experienced with mass timber. The connection hardware is typically sourced from specialized suppliers — allow adequate procurement time.
MEP penetrations. CLT panels are solid — cutting a large penetration through a load-bearing floor panel in the field is structurally consequential. A full BIM-coordinated model that integrates structural CLT panels with mechanical runs, plumbing chases, and electrical conduit paths is not optional on a CLT project.
Acoustic performance. CLT floor assemblies require engineered floating floor systems — typically a concrete topping on acoustic isolation pads — to achieve acceptable impact sound insulation.
Cost Realities: What “Cost-Competitive” Actually Means
Where CLT genuinely saves money: faster erection speed, interior finish savings where exposed CLT ceilings eliminate suspended ceilings, and potential schedule compression that reduces financing costs.
Where CLT costs more: higher structural engineering fees, more expensive MEP coordination, acoustic floor assemblies, and active moisture protection during construction.
Common Developer Mistakes
Underestimating design lead time. The decision to use CLT needs to happen at project inception.
Poor moisture management on site. CLT must be kept dry. A proper temporary weather protection strategy is a construction management responsibility that must be in the project plan before the first panel arrives.
Thinking About CLT for Your Next Project?
Team Construction Management has been building complex commercial and multi-family projects in the Okanagan for over 45 years. We understand the procurement realities, the structural coordination requirements, and the site management discipline that CLT projects demand. Contact Team Construction Management to discuss your project’s feasibility.