Mass Timber Gets Taller: Encapsulated Construction Up to 12 Storeys

Encapsulated mass timber construction — engineered wood like cross-laminated timber, protected by fire-rated coverings — is now recognized in the national model code for buildings up to 12 storeys, up from the 6-storey limit in the previous cycle. Several provinces, including BC and Ontario, had already been permitting taller mass timber buildings as one-off alternative solutions before this became a defined path in the code itself.

The appeal is straightforward: mass timber is lighter and faster to erect than concrete or steel for mid-rise buildings, and it stores carbon rather than emitting it during production. Encapsulation — wrapping the structural wood in fire-rated gypsum or similar protection — is what makes the fire performance work at this height. Expect to see more of these buildings as provinces formally adopt the updated provisions.