If you are a homeowner, inevitably the need to replace damaged framing somewhere on your house will happen. Whether it is caused by an accident, pests, rot, or a desired change of layout, rest assured, it is destiny. The cost of the repair will be determined by the size and scope of the project. Structural repairs are generally more expensive to correct than cosmetic ones, but either one requires professionals that know how to blend the new with the old, and maintain the integrity of the structure at the same time.
Interior, Exterior, and Load Bearing Interior Wall Repairs
Framing repairs in finished spaces generally involves some demolition, and the more work it takes to reveal the framing, the more the job will cost. Where removing drywall and repairing an interior wall section repair might cost $300, it could easily run $500 for a similar repair an exterior wall, since siding, sheathing, and insulation may also need to be removed. Load bearing wall repair gets more challenging in direct relationship to the number of stories of a home or whether any changes to layout are involved and could cost 50 percent more than repairs to non-bearing walls.
Floor Framing Repair
Laundry rooms, bathrooms, and homes built with inadequately vented crawl spaces are prone to needing floor repairs as they age. Moisture and mildew can rot floor joists, leading to costly replacement that can run between $200 and $1,000 for an average size room, depending on accessibility. When damage occurs to a floor supporting a load bearing wall, it can be even more costly, and cause irreversible damage to sheetrock in ceilings and walls.
Ceiling and Roof Framing Repair
Undetected plumbing leaks in second-floor bathrooms are a major cause of ceiling damage. Poor chimney flashing is another common problem that can go unnoticed for years, leaving ceiling joists rotted and decayed. It can easily cost $350 or more to replace even one or two joists in a single story home. Roof framing repair can be even more costly if sheathing and shingles need replacing from tree or wind damage.
Stair Framing Repair
Exterior wood stairways don’t last forever. Eventually components start to succumb to the elements and need replacement. Steps or sections of the handrail can be repaired individually, but the stringers are a different story. When one of these structural supports shows cracking or begins to break they can often be strengthened by laminating a sufficient size board to it. When this is done additional supports may be needed. This type of repair can cost from $200 to $500.
Door Framing Repair
Entry door frames are more susceptible to water damage than most other areas of a house. Water can seep under the casing and start to rot the framing. If not repaired immediately, the bottom wall framing can break free, causing the wall to move back and forth when the door is used. This type of repair may cost from $300 to $1,000 depending on the extent of the damage.
Water Damage, Rot, and Broken Framing
Broken framing is usually less complicated to repair than water damaged or rotted framing. When framing gets broken there is a definite beginning and ending point that is usually easy to determine. However, if the source of the damage is due to a structural inadequacy, the repair may be more complicated than if it stems from impact or other external forces. It can be difficult to estimate the cost of repairing framing damage from water and rot, since the extent of the damage may not be readily visible. A pro may need to tear out wall, ceiling, or flooring materials to investigate the problem. Additionally, when rot occurs, termites can often be filling their bellies with your house. These little pests have voracious appetites, and do maximal damage in minimal time. The most serious damage usually takes place out of sight, behind siding and sheathing.
|$500 - $1,200||$950 – $3,000||$1,000 - $5,000|
It’s tough to estimate the cost of any repair project without a firsthand look, and even then there can be surprises after the job is underway. Our examples illustrate a few repair scenarios that may help you plan for your own project.
Steadying a Deck: $500 - $1,200
- • Scope of the Job: Replacing weak or damaged support posts is essential to keep an outdoor deck safe and functional. The deck must be supported temporarily so the old posts can be removed and new posts installed.
- • Accessibility: Working under an existing deck can be challenging, especially if it’s less than six or eight feet high. This kind of work can take a lot longer if the work space is tight.
- • Skill Level: A repair of this nature can generally be completed by a general or remodeling contractor, rather than a framing specialist. Depending on the nature of the problems and the size of the deck, an engineer may be called on to provide specifications for the new support structure.
Working from the Bottom Up: $950 - $3,000
- • Scope of the Job: When moisture damage takes a toll on the underside of a home, rotted sills and floor joists may need to be replaced. Since the home is built on top of these elements and structures, removing the old and installing new is no small task.
- • Accessibility: The difficulty of this job often depends on the height of the basement or crawlspace. Much like working under a deck, the smaller the space is, the longer the job will take.
- • Skill Level: This is a job for an experienced contractor. If it’s a large-scale project, a framing subcontractor may be called in to install new joists after the site is demoed and prepared.
Straightening Out a Sag: $1,000 - $5,000
- • Scope of the Job: If storm damage or heavy snow loads have compromised the rafters or trusses in a roof, they’ll need to be replaced or reinforced to support the structure and prevent future recurrences.
- • Accessibility: The difficulty and cost of this job depends on whether the roof must be stripped and repairs made from above or if the work can be carried out from inside the attic.
- • Skill Level: A general contractor, rather than a roofer, should manage a repair of this nature. If the job involves replacing a great deal of framing, part of the job may be subbed to a framer.
Framing Repair Services
Because framing is structural, it is important to get repairs done as soon as the damage is noticed. Delays only end up costing more money, and if safety issues are a factor, professional framing repair can save legal expenses that are neither wanted nor needed.