What Mass Timber Really Costs on a Mid-Rise Commercial Build

Cross-laminated timber is no longer experimental. We break down the real cost delta against steel on a seven-storey office frame, including the schedule savings nobody puts in the budget.

The short version

Every project our teams deliver starts with the same question: what does the client actually need this building to do in twenty years? The answer shapes the structural approach, the procurement route and the sequencing long before anyone breaks ground. On this job it changed three major decisions.

Construction is a discipline of consequences. A decision taken in week two of design shows up as a cost in month fourteen of delivery, and by then the options have narrowed to expensive ones. That is why we front-load engineering effort and keep the trade contractors in the room during design development rather than handing them a finished package.

What the numbers showed

We modelled three options against a fixed programme and a fixed budget envelope. The variance between the cheapest and most expensive capital option was under seven per cent, but the variance in operational cost across a thirty-year horizon was closer to forty per cent. Whole-life costing is not an academic exercise — it is the only honest way to compare structural systems.

The cheapest building to construct is almost never the cheapest building to own. Our job is to make that trade-off visible while the client can still act on it.

Three practical takeaways

• Sequence the survey work early. Ground conditions and existing services drive more programme risk than any other unknown, and they are the cheapest risk to retire.
• Fix the interfaces, not just the scopes. Most defects live where two trades meet. Define who owns the junction before either package goes out to tender.
• Measure what you intend to manage. If a target does not have a weekly metric attached, it is an aspiration rather than a commitment.

How we apply this

Leonard Constructions runs a standing pre-construction review on every project above a defined value threshold. The review brings the design team, the commercial lead and the site management together for a structured challenge of the delivery assumptions. It costs a fortnight. It has never failed to pay for itself.

If you are planning a scheme and want an early view on buildability, programme risk or procurement strategy, our pre-construction team is happy to look at it with you before the design is locked.