Members of the Northeastern Retail Lumber Association (NRLA) are raising concerns over severe price volatility, which is disrupting the lumber and building materials industry and making homeownership and construction more expensive. 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.
Many in the industry are drawing striking similarities to the pandemic-era supply chain crisis, when extreme price spikes and shortages wreaked havoc on the market. During that time, lumber prices surged to record highs, disrupting construction projects, delaying home repairs, and making materials unaffordable for many. 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.
Adding to concerns, dealers report that past experiences with tariff-driven and pandemic-related price spikes have shown that, while raw material costs may eventually stabilize, prices on most manufactured building materials rarely return to previous levels. Products such as doors, roofing, and hardware remain significantly more expensive than before, with each new price surge compounding the long-term cost burden on businesses and homeowners.
The instability is creating widespread challenges, particularly for small, independent lumber dealers who have long served their local communities. With prices changing daily, retailers are struggling to provide accurate quotes, forcing them to shorten pricing guarantees and leading to increased frustration for contractors and homeowners alike. Many customers are walking away from orders entirely, and in some cases, disputes have arisen over contract pricing due to unexpected price jumps.
This volatility extends beyond lumber, affecting a wide range of essential building materials and home improvement products. Dealers warn that even domestically manufactured materials are seeing price increases, as the market factors in potential additional costs on raw materials sourced from Canada and Mexico. This pattern has already been observed with steel, where speculation and uncertainty drove up prices before tariffs were even implemented.
Survey Highlights Market Reaction and Continued Volatility
A recent survey conducted by Mike McDole with Firing Line LBM Advisors underscores the immediate impact of trade uncertainty on lumber and building materials dealers. The findings reveal that despite the delay of the 25% tariff on Canadian and Mexican goods, price volatility continues to disrupt the market:
- 80% 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% expect to raise prices within the next two weeks.
These results suggest that pricing instability is already in motion, regardless of future trade policy changes.
“The data shows that even though the 25% tariff on Canadian and Mexican goods has been delayed, the market has already reacted,” said Mike McDole, Principal at Firing Line LBM Advisors. “Suppliers have raised prices, dealers are adjusting their pricing strategies, and volatility remains a major concern. Once prices go up, they rarely come back down, and the uncertainty surrounding trade policy is only making the situation worse for businesses and consumers alike.”
The survey findings reinforce concerns from across the industry that the on-again, off-again nature of tariffs and trade disputes is fueling unpredictable cost increases, making it difficult for businesses, builders, and homeowners to plan effectively.
What Industry Leaders from Each State are Staying:
“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.”
Connecticut
“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.”
Maine
“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.”
Massachusetts
“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.”
New Hampshire
“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.”
New Jersey
“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 Executive Vice President 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.”
New York
“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 Vice President 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.”
Rhode Island
“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.”
Vermont
“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.”
About the NRLA
The Northeastern Retail Lumber Association (NRLA) was established in New York in 1894 by a small group of pioneering lumbermen who recognized the value of cooperation. Today, the NRLA is a 1,150-member association representing independent lumber and building material suppliers and associated businesses in 11 states. Since 1894 the NRLA has provided leadership, support, and community for lumber and building material dealers throughout the Northeastern United States. The NRLA is an industry leader in education, legislative and regulatory reform, and member programs and services. We also produce the industry’s largest regional trade show, Lumber and Building Material Expo (www.lbmexpo.com) While the world has changed dramatically since 1894, the mission of the NRLA has remained constant: “To unite, lead, represent, train, and provide a forum for the successful evolution of the independent lumber and building material dealers in the Northeast.”
