We don’t always think about how much global trade affects something as local as a new kitchen or a new roof. But the materials we use to build homes — like concrete, roof trusses, drywall, and windows — rely on raw ingredients and manufacturing processes that are sometimes tied to international supply chains.
If you’re designing a new home or addition, you’ve probably noticed that construction prices aren’t exactly going down. And while inflation or labor shortages get most of the headlines, there’s another factor that can drive up building costs — and do it suddenly: tariffs.
Even though your project feels local, the materials used in construction are tied to complex supply chains. Tariffs or disruptions in those chains can cause unexpected price increases for common materials, and those increases often hit after you’ve made major decisions.
Let’s take a closer look at how tariffs, supply chain disruptions, and raw materials can impact your project’s price — and why now is not the time to wait and hope that things will get cheaper.
Whether you’re building new or remodeling, it’s smart to understand why materials can cost more overnight, what happened during COVID, and how global events (like new tariffs) might impact your future project.
What Are Homes Made Of?
Even a simple, one-story Florida home includes a long list of construction materials — and each one relies on its own supply chain. For a typical 2,000-square-foot concrete block home with slab-on-grade foundation, trussed roof, two bathrooms, and one kitchen, here’s where a big chunk of the cost goes:
- Concrete and concrete block – 13–17% – for the foundation, stem walls, and exterior walls
- Wood roof trusses – 8–10% – most often made from Southern Yellow Pine
- Asphalt fiberglass shingles – 3–5% – made from fiberglass matting, asphalt, and stone granules
- Drywall and insulation – 5–7% – made from gypsum, fiberglass, or other materials
- Windows and exterior doors – 5–7% – typically vinyl, glass, and metal hardware
- Interior finishes and systems – 40–50% – flooring, cabinetry, HVAC, electrical, plumbing
- Labor, permits, fees, and overhead – the remaining portion
Every one of these components has raw materials behind it — gravel, limestone, silica, petroleum, copper, steel — and those raw materials are traded globally, with prices affected by tariffs, fuel costs, labor shortages, and even weather.
What Happened During COVID?
Before COVID, the typical remodel cost in Pinellas County was around $250 per square foot. By mid-2020, that number jumped to $350 per square foot, where it remains today.
At first, many of us thought COVID would lead to a slowdown in construction. Instead, the opposite happened. Homeowners were working remotely, focusing on their homes, and starting projects. But at the same time, sawmills shut down, shipping slowed, and suppliers couldn’t keep up.
The cost of wood skyrocketed, especially for framing and plywood. Some builders couldn’t get materials at all, while others had to pause projects or reprice halfway through construction.
It was a wake-up call for the industry — and for homeowners.
What’s important to remember: the increase was sudden and unpredictable. And tariffs can have a similar effect — often without much warning.
Where Materials Come From — and Why It Matters
- Concrete: cement, gravel, sand, and water
- Cement: derived from limestone, clay, and shale, heated to high temperatures
- Concrete block: made from cement and crushed stone, molded and cured
- Plywood and OSB: wood layers or chips bonded with resin, pressed under heat
- Drywall: paper-faced gypsum panels — with gypsum mined or synthesized
- Asphalt shingles: fiberglass mat, asphalt binder, and ceramic-coated granules
- Vinyl windows: extruded PVC, usually from petroleum products
- Rebar and structural steel: often imported and used in concrete construction
Most Florida roof trusses, beams, and wall studs are made from Southern Yellow Pine — a term that includes several types of native pines, such as loblolly, longleaf, shortleaf, and slash pine. These trees grow across the Southeast and are prized for their strength, making them ideal for structural framing.
Florida’s strong local supply of raw materials — like sand, gravel, and Southern Yellow Pine — means that builders here are often less affected by tariffs on foreign lumber or materials than builders in other parts of the U.S. For example, the Northeast relies more heavily on Canadian lumber, and West Coast markets may depend on overseas ports. But even with these regional advantages, no area is completely insulated from rising prices.
That said, interior products and electronics still come from global sources, so material costs can still shift unexpectedly. Disruptions like tariffs, factory shutdowns, or port delays abroad can still ripple through the system and affect everything from drywall and plywood to aluminum-framed windows. Even a small shift in global trade policy can trigger sudden and significant price increases for everyday materials.
Could It Happen Again? What Homeowners Can Do
Yes — and you don’t need a global pandemic to see it. Tariffs on imported goods, shipping delays, or factory shutdowns abroad can all impact domestic building prices. Even a small change in trade policy could raise the cost of something as basic as drywall, plywood, or aluminum-framed windows.
You don’t need to become an expert on global supply chains. But you do need to have the right contract in place with your builder or contractor. Here are a few things to look for:
- Provisions that allow price adjustments if materials spike before installation
- Clear allowances or adjustments – the contract should explain what happens if materials become unavailable or increase in cost
- Price cap clauses – setting a maximum price for key materials, with the homeowner responsible for any overage
- Shorter quote validity windows – during unstable times, material quotes may only be good for 30 days instead of 90
- Escalation clauses – terms that handle price changes transparently for both parties
- Contingency plans – outlining what happens if substitutions are needed
Ask your builder what happens if materials go up in price or become unavailable. Make sure your contract includes clear language about how increases are handled — and who approves changes.
Final Thought
Construction prices are rarely predictable — but your planning can be.
If you’re planning to build or remodel, don’t wait for the perfect moment. The best strategy is to design smart, plan early, and work with a team that stays informed about material trends and availability.
At Design Freedom, we talk about budget early in the process and help you make smart decisions to reduce risk. The right team — and the right plan — can make a big difference, even in a shifting market.
If you’re planning to build, remodel, or even just update parts of your home, the best approach is to start early, plan wisely, and build in flexibility. Being prepared is better than being surprised.
Visit ForeverHomeArchitect.com to learn more.
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