Building multi-family in timber
What you need to know as a developer before choosing timber as the load-bearing system in a multi-family project.
Is it permitted?
Yes. Since 1994, timber frames have been permitted also in tall multi-family buildings in Sweden. Today, multi-storey timber buildings of up to eight storeys are built routinely, with documented solutions for fire, acoustics and strength according to EKS and BBR.
Cost
The frame itself can be slightly more expensive than equivalent prefab concrete, depending on execution and project size. But total contract cost evens out — and often tips in timber's favour — when you include shorter build time, smaller foundations, lower site overheads and any climate-declaration costs.
Timeline
A timber frame is raised faster than concrete. For a typical four- to five-storey multi-family building the frame is up in two to four weeks from first lift. That shortens the time to weather-tight house and brings the move-in date forward by several months compared to site-built.
Fire
Timber frames in multi-family housing are fire-engineered per EKS. Through over-sizing and fire-protective cladding (typically gypsum) the required fire classes are reached. Insurance premiums are comparable to a concrete frame for modern timber buildings done right.
Acoustics
Impact sound is the biggest acoustic challenge in a timber frame. The solution lies in the floor build-up — heavy floating floors on elastic supports — and in letting the apartment-separating walls be built in Ytong rather than timber. We almost always recommend this hybrid for housing.
Climate
A timber frame has substantially lower climate impact than concrete during construction. For projects with climate requirements (Boverket's climate declaration or environmental certifications) a timber frame gives a clear advantage.
Practical steps
- Bring in a frame specialist already in the feasibility stage — that's where most decisions get locked in.
- Ask for an initial price range based on a volume sketch before going into detail design.
- Make sure the architect and structural engineer have mass timber experience — it affects both layout and cost.
- Plan for a slightly longer design phase but a shorter build time compared to concrete.