Mass timber is one of the most significant shifts in how buildings get built in a generation. If you’re a developer, property owner, or institutional client evaluating your options for a new project in BC, you’ve likely heard the term. Here’s what it actually means, why it matters, and what you need to know before deciding whether it’s the right fit.
What Is Mass Timber?
Mass timber refers to a family of engineered wood products that are used as structural building components — walls, floors, columns, and beams — rather than as framing lumber. The key word is mass: these are large, solid, structural members made by bonding or compressing wood under high pressure and precise tolerances.
There are four main product types you’ll encounter.
Cross-Laminated Timber (CLT)
CLT panels are made by stacking layers of dimensional lumber at perpendicular angles and gluing them together under pressure. The cross-lamination gives the panels two-way strength, making them suitable for floors, roofs, and load-bearing walls. CLT is the most widely used mass timber product in multi-family and commercial construction.
Glulam (Glued Laminated Timber)
Glulam beams and columns are made by bonding dimensional lumber boards in parallel layers. The result is a high-strength structural member that can span long distances, making it ideal for exposed architectural beams, columns, and long-span roof structures. Glulam is common in commercial, institutional, and specialty builds like wineries and recreation facilities.
Laminated Veneer Lumber (LVL)
LVL is manufactured by bonding thin wood veneers together with the grain running in the same direction. It produces a very consistent, high-strength product that is used primarily for beams, headers, and columns. LVL performs predictably because the manufacturing process eliminates the natural variation found in sawn timber.
Nail-Laminated Timber (NLT)
NLT panels are made by stacking dimensional lumber on edge and mechanically fastening the layers together with nails or screws. It’s one of the older mass timber methods and is experiencing renewed interest because it can often be fabricated on-site using standard lumber, reducing lead times.
Why Mass Timber Is Having a Major Moment in BC
As of 2024, the BC Building Code now permits mass timber buildings up to 12 storeys — a major increase from the previous limit of six storeys. This change positions BC as one of the most mass-timber-forward jurisdictions in North America.
Key Benefits of Mass Timber Construction
- Carbon sequestration — wood sequesters carbon locked in the structure for the building’s life
- Speed of construction — prefabricated panels assemble faster than cast-in-place concrete
- Biophilic design — exposed CLT ceilings are a genuine market differentiator for multi-family projects
- Structural performance — excellent strength-to-weight ratio; lighter than concrete
Addressing the Fire Performance Misconception
Mass timber does not perform like dimensional framing lumber in a fire. Heavy timber chars on the outside, forming an insulating layer that protects the structural core. The interior retains structural integrity far longer than steel, which loses strength rapidly at elevated temperatures. The BC Building Code’s 12-storey allowance reflects this well-understood and codified fire behaviour.
What Developers and Property Owners Should Consider
Lead times and supply chain. CLT panels require detailed engineering drawings early. Allow 14–22 weeks fabrication lead time from approved shop drawings.
Design team experience. Mass timber requires structural engineers and architects who understand the system.
Acoustic performance. CLT floor assemblies require carefully engineered floating floor systems to meet residential building code requirements.
Moisture management during construction. Mass timber must be protected from prolonged moisture exposure — a construction management responsibility that must be in the project plan before the first panel arrives.
Talk to a Team That Knows How to Build in the Okanagan
At Team Construction Management, we’ve spent over 45 years building commercial and multi-family projects across Kelowna and the Okanagan. If you’re exploring mass timber for your next project, get in touch with our team — we’re happy to walk through what your project needs.