“Layton Consulting Fenestration Nerds” By Anton Van Dyk: Single Family to Six Plex – Are you prepared for this change?

As the Government reacts to the housing crisis, we are seeing for the first time in decades the densification of single-family lots to multi-family lots. Could this mean the death of the single-family home in regions with limited access to undeveloped land? Yes and no would be my answer. However, the only reason for me to think no to this is because we still have regions that use septic systems for sewage and wells for water. Both require less densification to function properly (I speak from experience, as my home is on a shallow well). So, until we bring in the required utilities to all regions, we will still see a demand for single-family homes. 

I hate to say “But” the future is written. Most new single-family homes are not additional, as they are generally built when an existing single-family home is demolished. That means almost all new home development sites will have a multi-unit aspect to them, and if you depend on single-family homes as your market for supplying windows, now might be the time to consider what it takes to supply into the multi-family market.

So are you ready for this change? One thing to keep in mind is you are not alone in this change. Architects who design single-family homes using Part 9 will have to learn more about Part 3, for example, and be aware of combustibility requirements due to this densification. Building envelope consultants will be required due to the need for 3rd party warranty insurance in some Provinces. This is a bit of a simplification of the issue, but it is a well-established process in the multi-family housing market.

Window and door manufacturers expanding into the multi-family market will need to understand the Shop Drawing process as well as be prepared for ASTM E1105 Field Water Testing as these procedures become mandatory for multi-family development projects.

Preparing for this market transformation can come with its challenges. If you are unaware of this, you may not consider how much more NAFS testing you need to be done and whether you have covered the necessary costs to do engineered shop drawings and field inspections. When these are not accounted for in your estimate, you may find a surprise once you are awarded a project.

The good news is that there is a very well-defined process for window and door compliance in the multi-family sector. It follows the same compliance requirements as single-family homes, with the exception of 3rd party reviews that will review your compliance documents to ensure they are sufficient and up to date.

If you have never considered a Multi-Family window and door strategy for your fenestration products, you are not alone. Many will learn through failure, but as a process already exists in the industry, you can prepare ahead of time to avoid as much failure as possible.

If you would like to learn more about this process, I am here to help. I have 25 years of experience working in the multi-family sector with an emphasis on the building envelope and, in particular, fenestration.

Feel free to reach out to me by email at anton@laytonconsulting.com or by phone at 778-908-2811.