To your earlier question around structural versus cyclical difficulties, this speaks to the very issue you're talking about here. I'll give you an example. After the Kobe earthquake in Japan, which was probably about 50% of the market for the B.C. coast at that time, they changed their building systems there. They went to something called pre-cutters, which, if you can imagine them, I call IKEA homes. They're basically factory-built homes where the components are manufactured in a factory, shipped, trucked out to the site, and assembled there much like you would assemble your IKEA houses. We've had to adapt our product mixes to provide the types of products that those pre-cutters needed. They were different from what a carpenter would use.
That kind of building-systems trend is emerging in the United States now, both in a residential housing application as well as in the non-residential market, and there's a big opportunity for us to supply those kinds of building systems. That requires new types of products--engineered wood products like cross-laminated beams, laminated beams, and those kinds of things.
We need to be doing the research and development and the commercialization of those things in order to be able to capture those markets and those building-system markets. That's a really good example. Japan has done it. The U.S. is following. The industry must also follow with it to ensure it becomes an A supplier to those customers. We need to do that.
But then you get to the credit side. When we're an industry that has averaged a return on capital of about 4%, and the commercial market wants 8% to 12%, it's very difficult to say you should invest in this business case on this new product that's going to take us into the future. I'm going to look at that and say, “Well, you can only get me 4%, from your track record. How are you going to demonstrate to me that I'm going to get my 8% to 12% on something that's risky because it's a new product?” That's the conundrum we face.
Is there much the government can do with respect to that? Not in the actual commercial transaction. We have to be able to build the business case, and we have to be able to go to the banks or to the investment community and say yes, you should fund this. Or we should be profitable enough to be able to fund it out of our retained earnings. If you addressed hosting conditions around tax regimes and our cost of production, and we became more profitable, then we could generate internal money to bring to the table as well. We need to work on that.
As far as the government stepping into commercial lending situations is concerned, I don't think that's a prudent thing to do. We need to be able to make the business case ourselves. Now, as I said, you can play a role in the hosting conditions to help us be more profitable, and you can help us very much in taking the products from the lab to commercial land, as we would call it, especially around the bio-energy piece, these engineered wood pieces, these building systems. That's where the work needs to be done.
We're doing it jointly, cooperatively, and collaboratively. We can do more.