As we enter what are typically the most profitable months for U.S. builders, widespread uncertainty regarding pricing is casting a pall over the industry.
A release from the Northeastern Retail Lumber Association (NRLA) crystallizes these concerns, noting that: “Despite repeated delays of tariffs on imports from Mexico and Canada, prices continue to fluctuate unpredictably, leading to hoarding by customers, delayed orders for restocking, and customers abandoning purchases due to sudden cost increases.”
The NRLA says the current situation recalls the tumult of pandemic-era supply chain shortages, which severely disrupted building and caused costs to balloon. “Now, dealers are reporting the same patterns: unpredictable cost increases, uncertainty in securing supply, and customers unable to move forward with purchases due to rapidly shifting prices.”
The NRLA says its dealers report that while raw material costs may eventually stabilize, manufactured building material prices “rarely return to previous levels.” That means items like doors, roofing products and hardware are getting more expensive. And as those prices continue to grow instead of slow, homebuyers, businesses and dealers are all forced to compensate.
Despite certain Trump administration tariffs being delayed, businesses are still having difficulty finalizing price points. NRLA writes that daily price changes are making it impossible for retailers to provide accurate quotes, which constricts pricing guarantees. As a result, “Many customers are walking away from orders entirely, and in some cases, disputes have arisen over contract pricing due to unexpected price jumps.”
NRLA dealers are reporting that even U.S.-made manufactured materials are seeing price increases. Citing a survey conducted by Mike McDole with Firing Line LBM Advisors, the data shows:
- Eighty percent of dealers reported that their suppliers have already raised prices.
- Nearly one in five dealers have already increased their own prices in response to the tariffs.
- More than 45 percent expect to raise prices within the next two weeks.
What industry leaders are saying
The NRLA quotes several prominent LBM industry leaders in the Northeast. Here’s what they’re saying about the current landscape.
“Higher lumber prices don’t just affect our members’ businesses—they affect every builder trying to manage costs and every homebuyer trying to enter the market,” said Rita Ferris, president of the Northeastern Retail Lumber Association (NRLA). “Our members—local, independent lumber dealers who have been part of their communities for generations—are deeply concerned about how these price hikes will impact their customers. The tariffs will make an already challenging market more difficult, by introducing pricing instability driving up cost and making homeownership more out of reach.”
“The volatility in pricing is hurting everyone,” said Sean Ryan, president of National Lumber and National Installed Sales and President of the Lumber Dealers Association of Connecticut. “We can’t give quotes that last more than 48 hours, and we’re seeing customers walk away from orders due to price changes. In some cases, it’s even leading to contract disputes on ongoing projects. Doing business has become incredibly difficult with the on-again, off-again nature of these tariffs.”
“Even though prices have been surging, we haven’t seen the full impact yet,” said Clara Collins, president of the Retail Lumber Dealers Association of Maine and Operations Manager at S.W. Collins Company. “As costs continue to rise, it’s hard to see how wages can possibly keep up. That’s a real concern—not just for our industry, but for every worker and homeowner trying to make ends meet.”
“The volatility in material pricing is forcing us to rethink how we do business,” said John Mahoney, chief operating officer at Fairview Millwork and Kitchens and Vice President of the Massachusetts Retail Lumber Dealers Association. “All of our orders moving forward will include a price adjustment clause for tariffs and trade disputes—we simply can’t absorb these costs. Margins in our industry are already very low, so this will directly burden builders and consumers. As independent retailers, we’re caught in the middle between manufacturers, distributors, and our customers. Delivering bad news is never easy, especially when we’ve built long-standing relationships in our communities.”
“We haven’t seen the full effects yet, and this will extend far beyond lumber,” said Sara Belletete, president of the New Hampshire Retail Lumber Association and VP of Branch Development at Belletetes. “We expect across-the-board price increases in the coming weeks for all building materials. Many American-made products will also be affected because our production is deeply intertwined—raw materials from abroad will be hit with tariffs before they’re even manufactured into finished products in the USA.”
“We need stability. The ongoing price volatility is creating turmoil in the industry,” said Eric Murphy, purchasing & marketing manager of East Coast Lumber and Building Supply Company & VP of the New Hampshire Retail Lumber Association. “Imagine trying to write a contract for a new home when you have no idea how much materials will cost. As a dealer, I can’t confidently say what the price of lumber, insulation, roofing, or anything metal will be next week—let alone in a few months. At a time when we need to be building more homes to ease the housing crisis, this instability is making it even harder.”
“In our New Jersey markets, tariffs will only add to the anxiety of customers already grappling with economic instability and geopolitical uncertainties,” said **TJ Shaheen EVP of Builder’s General and president, New Jersey Building Materials Dealers Association. “**As we enter the busy spring season, the housing market remains somewhat stagnant, in part due to existing homeowners holding onto historically low-interest pandemic-era loans, first-time buyers struggling to afford entry, and the already high costs of doing business in our state. At the ground level, our customers may secure a project quote, win the job, and then, by the time of construction and invoicing, see a significant gap between the original estimate and the final cost—further squeezing already tight margins.”
“Lumber prices are changing daily, making it nearly impossible for retailers to provide quotes to our customers,” said Doug Ford, chair of the NRLA and VP of public relations and purchasing at Curtis Lumber. “These tariffs will continue to cause uncertainty and volatility, straining customer relationships and making it harder to plan projects.”
“The cost of building is already beyond the reach of many people, and this is driving it even higher,” said Stephen Carreira, president of the Rhode Island Building Materials Dealers Association and Vice President of Humphrey’s Building Supply. “We’ve already seen a rush on certain affected materials, selling out of key products, and now we will experience some inventory gaps until we can replenish at a higher cost. The on-again, off-again nature of these tariffs creates major uncertainty for businesses trying to plan inventory and for builders who are trying to fulfill contracts and stay under budget.”
“This isn’t just about new construction—it’s about everyday people trying to maintain their homes,” said Claudia Homan, president of the Vermont Retail Lumber Dealers Association. “We sell essential products people rely on daily—light bulbs, windows, paint, and more. The price volatility we’re experiencing is driving costs up so much that some homeowners may no longer be able to afford basic repairs and maintenance. When upkeep gets put off, it leads to bigger issues—rot, higher heating costs, and declining curb appeal—all of which can lower property values. For many Americans, their home is their greatest source of wealth, and these rising costs put that at risk.”