Search thousands of topics on CostHelper.com

BROWSE ALL TOPICS >> appliances babies & children  cars  consumer electronics health & personal care home & garden personal finance  pets  schools small business weddings
CostHelper > Home and Garden  > Construction & Renovation > House Framing

House Framing Cost


How Much Does House Framing Cost?

 
average costLabor: $2-$12+ Per Square Foothigh costMaterials: $3-$12+ Per Square Foot
post E-mail post Post   Comments (4)

Whether building a new house or constructing an addition to an existing home, once the foundation and utilities are in place the next step is framing -- erecting the basic skeleton of the structure, creating its essential support and shape. The frame of a house carries the weight load of the roof down to the foundation so the entire structure is supported, and provides a weather-tight barrier against the elements.

Typical costs:

  • Framing projects are typically bid by the square foot and the complexity of the project (steep roofs, vaulted ceilings or "cut up" roofs that are not standard rectangles all cost more). Framing carpenters are usually subcontractors who work for a general contractor on a specific building project; most framing contractors provide labor only, with the general contractor (or the owner-builder) buying the materials separately. In some areas a framing project includes only basic framing while elsewhere it's standard for framers to install roof shingles, doors, windows and house wrap. Some framers charge for each square foot under the roof; others charge only for living spaces; and still others others have different rates for living spaces compared to a garage or covered porch.
  • Framing labor can cost $2-$12 or a more a square foot, or $3,500-$36,000 for a 1,600- to 3,000-square-foot home, depending on location and what's included. An average house framing labor rate nationwide is about $6-$8 a square foot, or $10,000-$25,000 for 1,600-3,000 square feet. For example, at DoItYourself.com[1] a homeowner reports paying $12,000 for framing labor for a 1,600-square-foot home plus basement and two-car garage, or about $7.50 a square foot. At OwnerBuilderBook.com[2] a Tennessee homeowner reports a bid of $5.50 a square foot for 2,900 square feet of living space and $2.25 a square foot for 850 square feet of garage and porch, or about $17,900, including installing roof shingles, doors and windows; and a Seattle area resident received bids of $25,000-$64,000 for framing labor for 4,100 square feet plus a 950-square-foot garage and 325-square-foot porch ($6-$11.90 a square foot).
  • Some new homes might use steel framing, but most residential construction is done with wood framing. Framing materials typically cost more than labor. It can cost $3-$12 or more a square foot based on the current price of lumber (or steel) and the size and design of the structure. For example, at GardenWeb.com[3] a Pacific Northwest resident reports on two projects: a 5,600-square-foot, two-story home with a three-car garage and 9'-10' tall ceilings at $42,000 for lumber (about $7.50 a square foot) and $27,500 for labor ($4.91 a square foot), or $69,500 total framing costs ($12.41 a square foot); and a 3,500-square-foot single-story home with vaulted ceilings and bonus room over a three-car garage at $30,000 for lumber (about $8.53 a square foot) and $18,000 for labor (about $5.15 a square foot) or $48,000 total (about $13.72 a square foot).
Related articles: Building a Custom Home, Home Addition, House Foundation, House Wrap

What should be included:
  • Wall sections are typically constructed on the ground or floor surface, then raised into place. Precision is important; in a poorly framed finished house the drywall may not be flat, the floors could squeak and the doors might not close properly. AlsNetBiz.com illustrates and defines basic framing terms[4] . A framing company posts a video of the framing process[5] . This Old House lists framing tips[6] and AskTheBuilder.com explains roof framing basics[7] .
  • An average 1,800-square-foot house typically takes two to three weeks to frame, according to InfoForBuilding.com[8] .
Shopping for house framing:
  • The American Forest and Paper Association explains Conventional Wood Frame Construction[9] .
  • An owner-builder buying framing materials should take a set of plans to at least three lumber yards for a list of the individual quantities and costs. This Old House discusses modern framing materials[10] and how to read the grade stamp[11] found on framing lumber.
  • A general contractor will be familiar with local framing subcontractors; owner-builders can ask other subcontractors on the project for recommendations. Verify that the framing contractor is properly bonded, insured and licensed[12] ; check references; and search for complaints with the Better Business Bureau[13] .
  • Most framing contractors require a deposit (10%-50% of the total cost). Final payment should be contingent on the framing being done according to the plans, plus holding back 10% until the framing passes any required inspections. The written labor contract should list all costs including the rate for work not covered by the original bid (referred to as a change order); a start and completion date; any penalties to the framing contractor if work isn't completed on time; and any materials or equipment rentals included in the contract.
post E-mail post Post   Comments (4)
CostHelper News


Top 7 Ways to Trim Pet Expenses
Pets, for many, are part of the family; another member that needs love, feeding and treatment, just like anyone else in the household. || Posted September 18 2013


Forgotten Expenses In a Home Addition Budget
Items like construction costs, permit fees or debris removal aren't the only expenses to consider when calculating the total costs of a home remodeling project. || Posted August 5 2013

‣ All CostHelper Blog Posts


What People Are Paying - Recent Comments
Just finished framing country home
Amount: $11,050.00
Posted by: Tim Erskine in Greenwood, SC.Posted: September 22nd, 2016 06:09PM
Square Feet: 2,150Material: wood
Excellent job ..... took 5 work days with a 6 member crew. two story with 10' ceilings.
Was this post helpful to you?   yes     no Report prohibited or spam
new construction
Amount: $45,000.00
Posted by: a user in west Bloomfield, MI.Posted: May 16th, 2015 02:05PM
Square Feet: 5000Material: 45000
Was this post helpful to you?   yes     no Report prohibited or spam
Custom home framing
Amount: $20,000.00
Posted by: Robert Northrup in La PIne, OR.Posted: January 26th, 2015 10:01AM
Square Feet: 1900Material: Wood
I was the general and my wife with architect designed the home. 3 bed 2 1/2 bath home with attached garage. Vaulted living room, hardwood and tile except for bedrooms. Contracted framing, roofing, drywall, electrical and insulation. Our family did the balance of the completion. We owned the lot with utilities in. The total cost was $135,000. Appraisal when converting from construction loan to conventional loan in 2012 was $279,000. We paid $18,500.00 for lot in 1991.
Was this post helpful to you?   yes     no Report prohibited or spam
House Framing
Amount: $17,864.00
Posted by: a user in Kansas city, KS.Posted: November 22nd, 2014 08:11AM
Square Feet: 7.00Material: 2x6 exterior walls, 2x4 interior
I am acting as my own GC on my home. I did a bid with 3 framers. The highest was 7.00 a sq ft. The other two were around 6.50. I went with the more expensive because after checking on there past work the more expensive was alot better in speed and quality.
Was this post helpful to you?   yes     no Report prohibited or spam


 

Comment On Your Experience With House Framing
 
Subject:  *
Amount Spent:  *
Square Feet: Material: 
Comments: 
Purchased:  Year: 
City:  * State:  *
 
Information about you:
Email:  * Email addresses are not displayed.
Name:  This is the name we'll display with your post.
me on this computer
*=required field.
 



External Resources:
  1.  www.doityourself.com/forum/framing-sub-flooring/248308-framing-labor-cost-new-house.html
  2.  www.ownerbuilderbook.com/forum/messages.aspx?ID=3602
  3.  ths.gardenweb.com/forums/load/build/msg1208584916512.html?8
  4.  alsnetbiz.com/homeimprovement/framglossary.html
  5.  www.youtube.com/watch?v=i2Le_BLm8Sc
  6.  www.thisoldhouse.com/toh/article/0,,1204044-3,00.html
  7.  www.askthebuilder.com/roof-framing-basics/
  8.  www.infoforbuilding.com/Home_Construction_Phase_2.html
  9.  www.awc.org/pdf/wcd1-300.pdf
  10.  www.thisoldhouse.com/toh/article/0,,1152525,00.html
  11.  www.thisoldhouse.com/toh/article/0,,1639800,00.html
  12.  www.contractors-license.org/
  13.  www.bbb.org/us/Find-Business-Reviews/
More Home and Garden Topics
Check Out All Costs for Home and Garden How Much Does Garden Service Cost? How Much Does a Kitchen Remodeling Cost? How Much Does a Propane Tank Cost?

Search Thousands of Topics on CostHelper.com

 
Today's Featured Cost Articles

About CostHelper
CostHelper is based in Silicon Valley and provides consumers with unbiased price information about thousands of goods and services. Our writers are experienced journalists who adhere to our strict editorial ethics policy.

CostHelper Community
General Cleaning except windows and VCT
Paid: 0.00
Going rates can vary. However, your best advice is to stay below prices like Service Master or some big franchise charges. In general their help isn't that bright or speaks no English... [more]
-Gary Honey
Office Cleaning Cost
Dental Implants
Paid: 72000.00
Why do full dental implants cost more than purchasing a condominium?... [more]
-Jack Sprat
Dental Implants Cost
Clogged toilet to main line clean out
Paid: 465.00
Came out and pulled toilet ( took a whole 5 minutes)and ran his drain cleaning machine 75ft. to clear out clog which took about 15 minutes or so. Put on new wax ring and toilet back in place... [more]
-
Unclogging a Toilet Cost
Houston Flood
Paid: 450.00
never flooded, not in flood plain but just had 34 inches of rain in 5 days, huge flood 5 minutes away, hoping costs don't increase and that new maps won't include us in flood plain$250,000 building, $100,000 contents, $1250 deductible... [more]
-Thankfully Dry
Flood Insurance Cost
Ear Wax Removal
Paid: 1100.00
Yes, just got the bill! I paid my copay at my visit... [more]
-Michelle S.
Ear Wax Removal Cost
Scamming in Detroit
Paid: 410.00
My husband and I went to a sporting event on the Wayne State Campus. We parked in what was apparently a non-campus location. There were no signs stating that we couldn't park there, so we took advantage of the spot. Bad on us... [more]
-Kris Starosta
Recovering a Towed Vehicle Cost