Framing is one of the first and most important decisions on any construction project. It affects everything from cost and scheduling to long-term performance. While wood is the traditional choice, it doesn’t always hold up against modern materials like cold-formed steel (CFS).
CFS is gaining popularity among builders and architects, particularly for multi-family and large-scale projects. One of its biggest advantages is speed. In one recent case, switching from wood to steel helped cut build time by nearly 30 percent.In this post, we’ll break down how that switch worked and compare wood vs steel framing across key areas that can impact the success of your next build.
Key Takeaway
- High insurance premiums put a Michigan development at risk, forcing the team to move away from traditional wood framing mid-project.
- Intellisteel helped save the build by delivering cold-formed steel panels that required no major redesigns and cut framing time by 30%.
- Steel outperformed wood across cost, speed, quality, and safety, offering better durability, faster installs, and lower long-term risk.
- Steel pairs seamlessly with MgO products like MAXTERRA®, creating smarter, fire-resistant, and low-maintenance building systems built for long-term performance.
How One Multi-Family Project Cut Build Time by 30%
Project Overview
When DTN Management started on their new four-story, 300,000-square-foot luxury apartment complex in Brighton, Michigan, they did it with a traditional wood frame in mind. This type of wood frame construction is common across North America, particularly for wood-framed homes.
But, as work got underway, the project's budget and schedule came under pressure due to high insurance premiums tied to its combustible structure. To keep things on track, DTN needed a way to pivot without starting over.
That’s what led them to Intellisteel.
Working with their team and the FRAMECAD system, DTN was able to move the project from wood to metal framing without restarting the entire process. The new panels were digitally designed, fabricated off-site, and shipped in ready to go. No major redesigns. No wasted time on-site.
The switch fixed DTN’s insurance issue and unlocked several added benefits. It helped them speed up the build, reduce waste, and take more control over quality and timelines. What started as a setback ended up saving time and money.
Why the Switch to Cold-Formed Steel?
Switching framing materials mid-project isn’t something most general contractors plan for. But in this case, steel offered a real solution. It solved a pressing insurance challenge while improving efficiency and quality.
Intellisteel’s bid came in at five dollars per square foot less than the original wood design. That was before factoring in insurance savings or long-term maintenance costs. Once DTN reviewed the full cost estimates, steel made sense from both a budget and risk perspective.
This framing system also gave the team flexibility and allowed for a smooth transition without pausing the entire build. That level of adaptability is rare, and a major reason why more of the construction industry is turning toward digital prefabrication.
Benefits Realized After the Switch
“Cold-formed steel lets you go from digital design to field installation without rework or redesign. On projects like this, we’re standing over 20,000 square feet of walls per week—and shaving weeks off the build schedule.”
— Stanley Adwell, CEO, Intellisteel
Intellisteel delivered exactly what was promised and more. Once the team shifted to cold-formed steel, the project moved faster and smoother:
- Build time dropped by 30%. Crews installed up to 20,000 square feet of load-bearing walls and trusses per week.
- Costs came down. Intellisteel’s bid saved five dollars per square foot. The steel system’s non-combustibility also brought insurance premiums down.
- Quality improved. Unlike dimensional lumber, steel stays straight, eliminating the warping and flex that can complicate drywall and finish work.
Wood vs Steel: A Few Key Comparisons
While this particular project shows the advantages of cold-formed steel over wood framing, it’s not a one-off. More than 90 percent of U.S. homes are still framed with wood, but that’s beginning to shift. Mid-rise and multi-family developers are increasingly looking for alternatives, especially those that align with updated building codes and long-term resilience goals.
Steel meets the moment. It offers consistency, performance, and speed, while also pairing well with modern materials and sustainable systems.
1. Cost and Labor Requirements
Comparing the cost of wood and steel framing isn’t just about line items. It’s about what those numbers mean over the life of the project. Upfront costs matter, but labor efficiency, installation time, risk reduction, and long-term durability all play a role in determining the true value of a framing system.
Wood framing can still appear cheaper at first glance, especially when using dimensional lumber and familiar assemblies. Most crews are trained to install it, and it's often easier to schedule and source.
But cold-formed steel offers something wood doesn’t: consistency. With pre-fabricated panels and fewer on-site errors, projects move faster and require fewer crew members. Despite the common belief, steel does not require specialized labor. Many experienced wood framers can transition to steel in just hours. Once they do, they often prefer it. The process is more efficient, lighter to handle, and easier to repeat.
Steel framing also avoids long-term costs that come with wood. There is no warping, no rot, no pests, and fewer callbacks. When you factor in insurance savings and reduced risk exposure, what seems like a more expensive option up front often becomes the most cost-effective decision over a building’s full life cycle.
Winner: Steel Framing
2. Speed and Efficiency
Wood framing is common for a reason. Most crews know how to work with it, and the process is pretty straightforward. But it also comes with some baggage. Delays are more likely, especially when weather gets in the way. Lumber can warp or split, deliveries can be inconsistent, and mistakes on-site tend to slow things down even more.
Steel framing works a little differently. Panels are designed digitally and fabricated off-site, so when they show up, they’re ready to go. That level of precision helps avoid a lot of the usual surprises. It also means less cutting, less cleanup, and fewer corrections during installation.
Because steel is stronger, you don’t need as many structural supports. That opens up the floor plan and makes framing faster. And since the system is repeatable, it’s easier to keep things moving from one floor to the next. A major plus for commercial buildings with stacked layouts.
That’s exactly what happened on the DTN project. Once they made the switch, framing started moving fast. Crews were able to install up to 20,000 square feet of load-bearing walls and trusses per week. In the end, build time dropped by about 30 percent.
Winner: Steel Framing
3. Durability and Structural Integrity
Wood framing can work well in the right conditions, but it doesn’t always hold up over time. In damp or humid environments, it’s prone to rot, mold, warping, and pest damage. Even with regular upkeep, it can start to break down faster than you’d like, particularly in regions where heat and moisture create long-term wear.
Steel doesn’t come with those issues. It won’t rot if there’s a leak, and pests can’t get into it. It stays straight, which means fewer structural problems later on. And with proper coatings, it resists rust and environmental degradation. With the right insulation, steel can also perform just as well, if not better, than wood in terms of energy efficiency.
If you’re building something large-scale or putting it in a harsher climate, steel’s durability can make a noticeable difference. A good system can last over 100 years with little to no structural maintenance.
Winner: Steel Framing
4. Fire Safety and Insurance
It’s pretty simple. Wood burns. And when it does, it burns at a predictable rate. Even heavy timber holds out longer than standard studs, but if the fire’s hot enough or lasts long enough, it’ll go up too.
Steel doesn’t burn. That makes a big difference. It holds its shape better in a fire, and it doesn’t add fuel to the flames. In fire-rated assemblies, this helps slow the spread and protect the structure, especially in mid-rise or multi-family buildings where fire risk is a real concern.
That level of resilience also makes a difference to insurers. Steel-framed buildings are easier to cover under single policies and often qualify for lower premiums. On some large projects, developers have saved more than $100,000 over the life of the building by choosing metal framing over combustible materials.
Wood-framed mid-rises, on the other hand, can run into coverage limitations. Some can’t qualify for full policies without costly fireproofing add-ons. These hurdles often outweigh the benefits of choosing wood in the first place.
Winner: Steel Framing
5. Environmental Impact
Wood gets a lot of credit in the sustainability conversation. And rightly so. It’s a renewable resource, carbon-neutral, and stores carbon instead of releasing it. Mass timber and cross-laminated timber are also gaining traction for their strength and fire resistance.
But steel has advantages of its own. It’s 100% recyclable, lasts significantly longer, and contributes to less waste over time. You’re not replacing it after 30 or 40 years. That durability reduces emissions tied to replacement cycles and helps earn LEED points when paired with other environmentally friendly options.
Both materials serve a purpose. But if your goal is low-maintenance performance, fewer rebuilds, and long-term operational savings, steel edges ahead.
Winner: Steel Framing
6. Material Compatibility
One of the advantages of working with steel is how well it pairs with advanced building materials. Because it stays dimensionally stable and doesn’t move around like wood, it works better with systems that need a consistent, solid base.
A good example is MAXTERRA® MgO Non-Combustible Structural Wall Sheathing from NEXGEN. It’s non-combustible, water-resistant, and mold-resistant, which makes it a great fit for fire-rated and moisture-prone areas. And because it's an inorganic panel, it doesn’t attract pests or break down like paper-faced products.
MAXTERRA® is also free from VOCs and formaldehyde and offers natural insulation that improves indoor air quality without additional layers or bulk. When paired with steel framing, it forms a high-performance envelope that’s built to last.
This compatibility reduces both risk and complexity. Traditional wood sheathing often requires preventative measures to protect against moisture, movement, or insect damage. Issues that don’t come up when working with a stable steel base and MgO system.
It’s a combination more builders are leaning into, especially for projects that need to meet performance-focused building codes without sacrificing schedule or budget.
Winner: Steel Framing
The Verdict: Why More Builders Are Switching to Steel
Wood framing has long been the default, and for single-family homes or simple structures in low-risk areas, it can still get the job done. But as expectations rise, timelines shrink, codes tighten, and insurance costs climb, default isn’t good enough.
Cold-formed steel delivers the performance modern projects demand. It is stronger, straighter, more resilient, and far better equipped to handle fire, moisture, and extreme weather. It is also more predictable, digitally designed, pre-engineered, and ready for faster, cleaner installs.
And when you pair cold-formed steel framing with MAXTERRA® Magnesium Oxide Non-Combustible Structural Sheathing, you unlock a wall system that is code-ready, fire-rated, and built to last. It reduces long-term risk, simplifies inspections, and gives you more confidence in every square foot.
If you are building at scale or building for the future, steel is not just a smart choice. It is the better system.
Questions from the Field
1. If I switch from wood to steel framing, do I also need to switch sheathing materials?
You don’t have to, but you should. MAXTERRA® Magnesium Oxide Non-Combustible Structural Sheathing is the right choice whether you are framing with wood or cold-formed steel. It delivers the fire resistance, moisture protection, and dimensional stability that modern construction demands.
If you are switching from wood to steel, MAXTERRA® makes even more sense. Builders make the move to steel to reduce fire risk, increase durability, and avoid moisture-related failures. MAXTERRA® is engineered with those same goals in mind. It performs better than traditional sheathing like OSB or gypsum and is backed by the third-party certifications that matter.
2. How does MgO contribute to fire safety when used with steel framing?
It’s a strong combination. Steel doesn’t burn, and neither does MAXTERRA®. Together, they meet or exceed requirements for fire-rated wall assemblies without needing multiple layers or complex installs. This can significantly simplify fire planning on code-driven projects and support cost-effectiveness by eliminating the need for added fireproofing products.
3. Does switching to steel and MgO require major design changes?
Usually not. Most wood-framed designs can be converted to cold-formed steel without needing to start over. In fact, many general contractors already use digital layout tools and panelized systems that make the transition fairly smooth. The only difference is that you’re working with prefabricated steel panels instead of dimensional lumber, which can actually reduce on-site variability.
4. What are the long-term benefits of using MgO with steel vs wood framing systems?
You get better performance over the building’s full life span. MAXTERRA® protects against mold, water damage, pests, and even issues like surface delamination. Combined with steel, you eliminate many of the long-term risks that come with wood-framed homes, from warping to moisture traps. That adds up to fewer call-backs, lower maintenance costs, and a cleaner structure inside and out.