How much does sill plate replacement cost?
How much does sill plate replacement cost?
$120 – $200 cost per linear foot
$12,000 – $35,000 average total cost
Average sill plate replacement cost
Sill plate replacement costs $120 to $200 per linear foot, or $12,000 to $35,000 total on average. The final cost depends on the extent of the damage, local labor rates, permit and inspection fees, and the complexity of lifting the house to remove and replace the rotted or damaged sill plates.
The cost per linear foot is often on the highest end of the range for small projects and decreases as the project size increases.
| Linear feet | Average cost* |
|---|---|
| 25 | $3,000 – $5,000 |
| 50 | $6,000 – $10,000 |
| 100 | $12,000 – $20,000 |
| 150 | $18,000 – $27,000 |
| 200 | $24,000 – $35,000 |
| 250 | $30,000 – $40,000 |
| 300 | $36,000 – $50,000 |
*Including labor and materials
What affects the cost to replace a sill plate?
Several factors influence the total cost of sill plate replacement:
Lifting the house
To remove and replace a sill plate, contractors must use hydraulic jacks to lift that part of your home anywhere from 1/4" to 3" off the foundation. The labor involved in lifting the house makes up most of the total cost of the project.
Costs are often higher for two-story and three-story homes that are more difficult to lift safely.
Damage extent
Costs are lowest for projects that require replacing only a small section of the sill plate. If longer spans of sill plate are rotting or cracked, replacing them costs more and takes longer because contractors lift only one section of the house at a time.
Labor cost
Sill plate replacement is a complex project that requires a foundation repair contractor and crew working together. Foundation repair labor costs range from $80 to $200 per hour, depending on your location.
Because the sill plate is a key component of the home's structure, you may also need to hire a structural engineer to inspect the home to ensure it is stable and safe. Structural engineers charge $100 to $250 per hour. Many foundation repair contractors work with a structural engineer and include this fee in their estimate.
Permits & inspections
A foundation inspection costs $300 to $750 on average. A foundation repair contractor will inspect the foundation to diagnose the problem, confirm the sill plate is damaged, and identify any other related damage. Some contractors apply this fee to the cost of the repairs.
Most cities require a permit to lift the home and replace a sill plate. Permit costs range from $100 to $500+, depending on your location.
Additional repairs
Before replacing a sill plate, it's important to identify and address the cause of the damage. Common causes for a rotted or damaged sill plate include water leaks and termites.
Foundation leak repair costs $250 to $5,000 for minor repairs or $4,500 to $15,000+ for major repairs.
Termite treatment costs $500 to $2,000 for chemical soil treatments or $2,000 to $8,000 for tenting the whole home.
Water leaks and termites often cause damage to not just the sill plate but also the surrounding floor joists. In addition, your home may need additional remediation or restoration after water damage.
Floor joist replacement costs $350 to $1,000 per joist.
Water damage restoration costs $2,000 to $6,000+.
Mold remediation costs $1,500 to $6,000.
What is a sill plate?
A sill plate is a horizontal piece of lumber that sits directly on top of a concrete foundation wall and serves as the base for the wooden frame structure of a building. Most residential sill plates are made from pressure-treated wood to resist moisture and pests.
The sill plate is a vital structural component of the home. It spreads the weight of the building's frame across the top of the foundation wall and provides a straight, level surface for attaching the floor joists, rim joists, and wall framing.
Sill plate FAQs
How long does it take to replace a sill plate?
Replacing a sill plate takes 1 to 5 days on average, depending on the extent of the damage and the size of the project. Large projects that require lifting several parts of the home in stages take the longest. The permit process can add several weeks or more to the timeline.
Do floor joists sit on the sill plate?
Yes, the ends of the floor joists sit on top of the sill plate. A main beam supports the joists in the center of the home.
Getting estimates for sill plate replacement
Follow these tips to help you find the best foundation repair contractor near you:
Look for foundation repair contractors with positive reviews on HomeGuide and Google.
Get estimates from at least three companies to compare repair methods and costs.
Confirm the company's experience specifically with sill plate replacement, as it is a complex project requiring specialized skills.
Ask for a contract in writing that includes the costs, timeline, and warranty information.
Confirm the estimate includes labor, materials, and cleanup after completion.
Verify the contractor is licensed and insured for foundation repair.
Questions to ask foundation repair contractors
Ask these important questions to ensure you hire the right contractor for the job:
How long have you been repairing foundations?
What experience do you have with replacing sill plates?
Are you licensed and insured for foundation repairs?
What type of repair method will you use?
Can you provide a written estimate, contract, and timeline for the repairs?
What happens if the damage is worse than you originally estimated?
Does your estimate include all materials, labor, and cleanup?
How long will the repair take?
Will I be able to stay in my home during the repair?
Can you provide references from previous clients?
Using our proprietary cost database, in-depth research, and collaboration with industry experts, we deliver accurate, up-to-date pricing and insights you can trust, every time.