Sill Plate Replacement Cost Guide [2024 Data]
Normal range: $15,000 - $30,000
The cost to replace a sill plate ranges from $10,000 and $36,000, or an average of $22,000 for sill plates that range between 100 and 300 linear feet.
On average, you'll pay between $100 and $120 per linear foot for sill plate replacement, but there are countless factors at play to pull off the swap. Sill plates, after all, are the critical beam of treated wood that sits between your foundation and the first-floor joists of your home.
- Average
- $22,000
- Low end
- $10,000
- high end
- $36,000
Sill Plate Cost Breakdown
It's important to note that not all homes have sill plates. Basements, crawlspaces, and raised foundations of a certain age will have sill plates present, but older homes and other types of foundations may not. The type of foundation will also affect access and the cost to replace the sill plate. All this being said, here's what to expect.
Size
Sill plate replacement costs between $100 and $120 per linear foot on average. While this price includes materials, sill plate replacement costs primarily come down to labor. Licensed professionals need to install at least four jacks to raise your home off the foundation and replace the plates.
You can assume that most homes require between 100 and 300 linear feet of sill plate. If you do not need to replace the entire length, however, you could end up with a lower cost. There is a chance, for example, that an engineer may be able to remove a small portion of your sill plate and replace it without lifting the home. Even in these cases, however, the job is still quite extensive.
| Linear Feet of Sill Plate | Cost Range |
|---|---|
| 25 | $2,500 – $3,000 |
| 50 | $5,000 – $6,000 |
| 100 | $10,000 – $12,000 |
| 150 | $15,000 – $18,000 |
| 200 | $20,000 – $24,000 |
| 250 | $25,000 – $3,000 |
| 300 | $30,000 – $36,000 |
| 400 | $40,000 – $48,000 |
Materials
Sill plate lumber typically includes beams that are 2-feet by-6 feet to 2-feet by-10 feet. The wood is chemically pressure-treated to protect against termites, warping, and rot. Pressure-treated wood of this size typically costs between $1 and $5 per linear foot. Additional materials include items such as the J-bolts that hold the sill plate in place as well as a thin foam layer to protect against air pockets between the wood and the foundation. All in all, materials account for a very small percentage of sill plate replacement costs.
Labor
You're likely wondering who to hire to replace a sill plate. While there are many carpenters and home builders with experience, hiring a local structural engineer is your best bet. Structural engineers cost an average of $150 an hour, but will likely charge a flat rate for replacing a sill plate of between $100 and $120 per linear foot. Analyzing the plate, raising the house, and replacing the wood is all about the labor in the end anyway.
Prep
When it comes to the cost of foundation repairs, lifting a home costs between $20,000 and $23,000. In other words, most of the sill replacement cost will go toward this stage of the process. Contractors will excavate up to 16 holes around your home to install four jacks under your floor joists. The home slowly raises to remove pressure from the sill plates so that they can be replaced.
Permits
You will almost always need a permit to raise a house and replace the sill plate. The cost of permits ranges between $150 and $2,000 for construction-related projects such as these. Your contractor will likely pull the permit for you, but it's best to check before breaking ground.
DIY vs. Hiring a Pro
Replacing a rotted sill plate is not a DIY job, but there are things you can look out for as a homeowner. Making note of bowing floors or large cracks around your foundation, as well as calling a local foundation repair team will all help you catch issues before they get worse. Rotting sill plates, after all, can lead to costly related repairs to the surrounding joists, floors, and walls inside your home.
And while it can be tempting to skip the cost of sill replacement labor, you may be required to hire a licensed professional to receive the construction permit in the first place.
Additional Sill Plate Replacement Costs
A rotted sill is unfortunately typically a sign that there are larger issues at play. When a home begins to sink or rot, it could be a sign of water issues underneath or inside your home. Finding the culprit of sill rot will be the key to ensuring the structural stability of your home.
Inspections
A foundation inspection costs an average of $600, but can range as high as $3,000 for more extensive problems. Your structural engineer may include the inspection in their total fee if you choose to work with them on the sill replacement. Inspection at the end of the work may also be required, but is yet again, often included in the flat fee by your engineer.
Related Repairs
The largest additional cost of sill replacement falls to the related foundation repairs. A rotted sill plate may also mean that the surrounding wood has rotted as well. In this case, you could end up spending between $1,000 and $10,000 to repair or replace floor joists. Stabilizing the foundation costs between $4,000 and $12,000 on average while crack repair adds between $250 and $800.
If the source of the sill plate damage came from termites or water damage, you'll also need to address pest control costs and water control issues around your foundation.
Tips to Reduce the Cost of Sill Plate Replacement
The best way to keep sill plate costs under control is to work with a trusted structural engineer or foundation repair team. They will get to the heart of what's causing the rotted sill plates and the best way to move forward. That being said, here are some tips to help you predict costs.
Speak with at least three foundation repair companies to compare rates and reviews.
Self-inspect your foundation regularly to catch issues early.
Keep your timeline as flexible as possible to avoid the high season for contractors.
Ensure that you've received proper permits before starting to avoid fees.
Take on basic repairs yourself, such as small foundation cracks and landscaping repairs after excavation.
Frequently Asked Questions
Spongy and bowing floors are two of the most common signs your sill plate needs replacing. You may also see cracks in your foundation wall as well as cracks around your windows, doors, and the corners of the room. In some cases, you'll be able to observe your sill plate up close and spot signs of rot early on.
Rim joists cost between $10 and $67 per square foot to replace. They often require attention after a surrounding structural element experiences rot or pest issues, such as the sill plate or the floor joists. The price does not include addressing the origin of the problem, such as landscape drainage issues or termite infestations.