Building-Material Market Outlook: Post-Tariffs Impact on Cost and Lead Times
Introduction: The New Reality in Construction Materials
The construction industry in 2025 is grappling with a perfect storm: tariff escalations, supply chain bottlenecks, and global market instability. Since the U.S. imposed new and expanded tariffs on metals, lumber, and select imported building products, the ripple effects have been felt on every jobsite. Prices for core materials like framing lumber, engineered wood, and sheet goods have climbed sharply, while specialty products such as windows, doors, and fasteners face both cost pressures and extended lead times. This environment demands proactive planning, strategic sourcing, and clear client communication to keep projects on track and within budget.
1. Marvin Windows & Doors (Fenestration Products)
Current Status: Marvin, which sources primarily domestic materials, has so far avoided tariff-related price jumps—though the market remains volatile.¹
Lead Times: Even without price hikes, production timelines are long. The Elevate Collection averages 15–16 weeks, and the Signature Collection can run 17–18 weeks—delays that could extend further if supply chains tighten.²
Strategy: Secure orders early and confirm delivery windows before scheduling installation milestones.
2. Boise Cascade – Engineered Lumber & Wood Products
Cost Pressure: Canadian softwood lumber tariffs are at 14.54% and could rise to 27%+ in late 2025, directly impacting LVL, I-joists, and plywood costs.³
Capacity Moves: Boise Cascade has invested $140 million in new mill capacity to counter supply disruptions and meet domestic demand.⁴
Strategy: Lock pricing with suppliers now; consider domestic alternatives where feasible.
3. Huber – Sheet Goods (ZIP Systems, OSB Panels)
Market Trends: While no Huber-specific tariff announcements have been made, OSB, plywood, and composite panel imports are already constrained by wood product tariffs and strong domestic demand.⁵
Lead Times: Delays can occur seasonally and are exacerbated by transportation bottlenecks and labor shortages.
Strategy: Build procurement into the earliest project phases to avoid mid-build delays.
4. Framing Lumber
Tariff Impact: U.S. reliance on Canadian imports (up to 30% of demand) means softwood tariffs at 14.54% are raising homebuilding costs by $7,500–$10,000 per single-family home.⁶
Supply Shifts: More than 5 billion board feet of sawmill capacity has been idled or closed in the last 24 months, reducing supply and tightening availability.⁷
Strategy: Pre-order framing packages and factor in escalation clauses in contracts.
5. Fasteners & Metal Hardware
Tariff Exposure: Steel, aluminum, and copper tariffs—each at 50%—are driving sharp price increases in nails, screws, connectors, roofing components, and structural hardware.⁸
Supply Chain Reality: Lead times fluctuate due to raw material availability and increased domestic demand. Some contractors are stockpiling, but that carries inventory risk if prices normalize.⁹
Strategy: Source from multiple suppliers and keep at least one backup vendor for critical items.
Strategic Takeaways for Builders & Clients
Start Material Planning Early: The earlier you lock in, the better your chances of beating price hikes and avoiding delays.
Use Escalation Clauses: Protect budgets from sudden market swings.
Diversify Supply: Avoid single-vendor dependency for critical path items.
Communicate: Keep stakeholders informed about potential changes to cost or schedule.
Sources
Marvin vendors confident in domestic supply; no immediate tariff-linked price hikes.
Historical Marvin lead times, Elevate: 15–16 weeks, Signature: 17–18 weeks.
Canadian softwood lumber tariffs at 14.54%, possible hikes to 27%+.
Boise Cascade $140M mill investment to increase capacity.
Tariffs impacting OSB, plywood, composite panel imports.
NAHB estimate: tariffs adding $7,500–$10,000 per home.
Industry reports on 5 billion board feet of sawmill closures.
Tariffs of 50% on steel, aluminum, copper.
Contractor stockpiling trends for hardware and fasteners.
Bibliography
National Association of Home Builders. “Softwood Lumber Tariffs Impact on U.S. Housing Costs.” NAHB Economics Blog, 2025.
U.S. Department of Commerce. “2025 Tariff Announcements on Steel, Aluminum, and Copper.” Federal Register, June 2025.
Boise Cascade Company. “Boise Cascade Announces $140 Million Mill Expansion to Strengthen Supply Chain.” Press Release, May 2025.
Huber Engineered Woods. “Market Outlook on OSB and Plywood Products.” Industry Bulletin, 2025.
Marvin Windows & Doors. “Lead Times and Availability Update.” Dealer Network Bulletin, July 2025.
Random Lengths. “Lumber Market Weekly Report.” Fastmarkets Random Lengths, July 2025.
Associated General Contractors of America (AGC). “Material Cost Trends Post-Tariffs.” AGC Construction Data Report, August 2025.
The American Institute of Steel Construction. “Tariff Impacts on Metal Fabrication and Hardware Supply.” AISC Market Analysis, 2025.
