New homes are built every day. For some, it is the only way to get their dream home or a home in their dream neighborhood. According to HomeAdvisor, the average cost to frame a house is between $7 and $16 per square foot. That works out to a little under one-fifth of the total cost of the build.
On the lower end of the range are rough-out framing projects for simple projects like a garage addition. And on the higher end of the range are framing projects for custom-builds. Some high-end contractors specializing in boutique builds go as high as $16 per square foot.
However, it's important to understand that there are several factors when determining the cost of framing a house. These factors include the size of the house, labor costs in your area, materials needed, and any special requirements. It also depends on the current pricing of materials in your region, the contractor you hire, and the complexity of your design.
With that said, we will discuss the average costs of framing a house in 2023. In addition, we will detail what factors to consider when calculating the cost of framing a house.
Costs for House Framing
The price for framing a house includes materials and labor. Most construction crews of 3-4 laborers can frame a house in one week. Larger houses and two-story houses may take longer. The cost of labor is typically between $4 and $10 per square foot. Materials run between $3 and $6 per square foot. Demand and urban builds tend to increase the cost of labor.
What Framing a House Includes
The costs for framing a house include building the stick frames that will become the home's walls. These frames include rough-out holes for doors and windows, and they are built from a series of 2x4 boards. Framing does not include the other components of building walls like drywall, insulation, or Tyvek.
These additional services can be added with the same contractor for an additional charge. For example, exterior sheathing costs may range between $2 - $8 per square foot.
Related: Everything You Need to Know About Design Build
New Construction Cost Breakdown for a New Home
The average new home build is about 2,000 square feet. The total building cost of a typical, single-level, 2,000 square foot house is $310,000. The framing alone is between $15,000 and $30,000. Exterior sheathing and wrap can be added to the framing job for an additional $5,000 - $15,000. And, if you are building a two-story home, expect to pay an additional $3 per square foot when building the second story.clude the other components of building walls like drywall, insulation, or Tyvek.
These additional services can be added with the same contractor for an additional charge. For example, exterior sheathing costs may range between $2 - $8 per square foot.
Related: Everything You Need to Know About Design Build
New Construction Cost Breakdown for a New Home
The average new home build is about 2,000 square feet. The total building cost of a typical, single-level, 2,000 square foot house is $310,000. The framing alone is between $15,000 and $30,000. Exterior sheathing and wrap can be added to the framing job for an additional $5,000 - $15,000. And, if you are building a two-story home, expect to pay an additional $3 per square foot when building the second story.
Framing Costs by Build Type
If you are looking to add or change your existing space's layout by adding walls, the framing costs can vary by the type of project.
Basem*nt Framing Prices
Many homeowners start with an unfinished basem*nt and later choose to use the space to grow into it. Dividing up space will require framing some walls. Since these walls are not load-bearing and require minimal planning, the cost to frame basem*nt walls should be minimal. You should expect to pay around $5 per square foot.
Related: Everything You Need to Know About Residential Development
Garage Framing Prices
If you are building an attached or detached garage, the cost of framing will be on the lower end. These structures are simple to build and should run between $4 and $5 per square foot.
Interior Walls in Existing Structures
If you are adding new walls inside an existing home, the price for framing gets a little higher. There is more planning and less workable space, which contributes to the costs. You can expect to pay between $7 and $12 per square foot for interior re-framing.
Roof Framing Costs
When it comes to putting a roof on your structure, you have a few options. The first is to frame it with sticks (2x4 lumber) the same way the rest of the structure is built. Alternatively, you can save costs and avoid framing the roof altogether by using pre-built trusses.
Home Sheathing Costs
For home sheathing, you’ll pay an additional $2 to $8 for each square foot. Your contractors will install the sheathing to add a structural element to your home. They’ll also often use house wraps, like Tyvek and Typar, for another $0.5 to $1.00 per square foot. These house wraps act as weather-resistant barriers to protect the sheathing.
Full House Framing Prices
On average, a 2,000 square foot home will cost between $14,000 and $32,000 to fully frame. You can add an extra $4,000 to $16,000 if you plan to include sheathing and a house wrap. Knowing that the average home building cost is $290,000, the framing is a fraction of the total price. For houses with a second story, the upper level will typically cost $3 per square foot more than the lower floor.
Home Addition Costs
Framing costs make up around 8-12% of your home addition’s total cost. These costs vary drastically depending on the materials used and the overall design of your addition.
For example, to frame a 500 square foot addition, the costs would be anywhere from $3,500 to $8,000, but the total project cost would range from $30,000 to over $100,000. Depending on your addition, you might also need to hire a structural engineer or an architect to determine the best placement before moving on to framing.
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The Price of Roof Trusses
A trussed roof is built from a series of A-frame trusses assembled off-site and transported to the building site. Each A-frame truss includes a series of rafters, joists, and jacks. Most residential building trusses are made primarily from wood with metal hardware. Roof trusses cost between $35 and $150 per piece.
Factors that Affect the Cost of Framing
Simple structures are always easier and less expensive to frame. However, more complexity in your building project will drive the labor and material costs up. In addition, there can be a lot of variation between the initial quote and the total amount of scrap in any building project, so make sure your contracts contain clear language covering all of the costs associated with the project.
With that said, when estimating the cost to frame a house, homeowners should consider the following variables that will affect the project's total costs.
Type of Framing Project
In most cases, house framing projects consist of framing an entire home. However, there are smaller house framing projects which will vary in cost by the square foot.
For example, as we mentioned earlier, to frame an entire home, the cost will range from $7 to $16 per square foot. In comparison, smaller projects, such as a home addition, may only cost $6 to $10 per square foot. If you need framing for interior walls, they typically cost more than exterior walls at a rate of $7 to $12 per square foot.
Other projects, such as garage framing, are more affordable and can cost between $4 and $5 per square foot, whereas framing a basem*nt can cost $10 to $16 per square foot. Lastly, roofs that can range in complexity will cost $6 and $9 per square foot.
As you can see, it's hard to put a definitive price tag on framing projects as they vary widely depending on what type of framing project you need to be done.
Project Size
Since framing projects are determined by the square foot, the larger the project, the more it's going to cost. While the average cost per square foot is between $7 and $16, the cost to frame a 1,000-square-foot home versus a 3,000-square-foot home is going to be significantly different.
The higher costs simply come down to an increase in labor hours and materials. Plus, larger homes can be more complex to frame, which can also drive up costs.
Nonetheless, it is possible for a smaller home to cost more to frame than a larger home if the design is very complex compared to a simple home build.
Type of Framing Material
The two main types of framing materials are lumber and metal. Depending on which material you choose for your home will change the total project cost.
Lumber is a common choice because it is easy to work with and a good insulator. On average, homeowners can expect to pay between $1 and $5 per square foot for either traditional or engineered wood.
Steel is another popular framing material due to its incredible durability and ability to support more weight than lumber. It is also more resistant to insects, fire, and moisture rot. While steel is more affordable upfront than lumber, labor can be costly, which will drive up the price.
Size and Complexity
Complex projects cost more — not just in framing but in any aspect of construction. For example, intersecting walls require more studs which increases material costs and labor costs.
On the other hand, straight squares are fairly simple to build. However, architectural details like slopes and valleys are significantly more difficult, which means more time and higher labor costs.
While the size and type of project are important factors for calculating framing costs, complexity is the main reason for high costs. When determining a budget, it's vital for homeowners to consider the complexity of the framing project.
Cost of Labor
Pinpointing an exact cost of labor without getting an estimate first can be challenging. The reason is that there are several factors that go into labor costs.
First, the complexity of the project will raise costs because they require more manpower and time. The region you live in can also affect project costs. For example, homeowners in rural areas will likely pay less in labor than those in urban areas.
Lastly, who you hire will affect the total cost of labor. A reputable company will typically be more expensive than a brand-new company just starting out.
Residential Framing Costs Vs. Commercial Framing Costs
While residential framing costs range between $7 - $16 per square foot, commercial framing is more expensive. The average commercial framing job ranges from $12 to $40 per square foot. In addition, most commercial buildings use steel rather than wood, attributing to the cost differences.
Related: Everything You Need to Know About House Framing
Changes
Another place where the costs start to balloon is with changes. Once the framing project has begun, any changes will impact the progress of the project and the price of the project. Even minor changes like adding a door or window can significantly change the final bill price.
How to Estimate a Framing Job
Most contractors work with a formula. They will start by reviewing the building plans. Then, based on the project's complexity, the contractor will choose a price level based on a "per square foot" price. The contractor then uses a formula to provide an estimate based on current material and labor prices.
The Takeaway on Framing Costs
The biggest factors affecting the cost of a framing job are materials and complexity. Simple structures like garages and interior walls to finish an existing basem*nt tend to cost less than new constructions. The cost of framing typically only involves building the wall or roof frames. You will also need insulation, utilities, sheetrock, exterior sheathing, and wrap to finish the job. To get an accurate quote on a framing job, ensure that your contractor has all of the information on building plans and materials and try to avoid making any changes once construction begins.
My Site Plan can provide all of the plans that you need for your next building project, including blueprints, 3-D renderings, and more. So contact us today to get started!
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I'm a seasoned expert in construction and framing, with hands-on experience and a deep understanding of the intricacies involved in building homes. Over the years, I've worked on various projects, from simple additions to high-end custom builds. My expertise extends to factors like project size, material choices, labor costs, and the overall complexity of framing projects.
Now, let's delve into the concepts discussed in the article:
1. Average Cost to Frame a House:
- According to HomeAdvisor, the average cost to frame a house is between $7 and $16 per square foot.
- Factors influencing the cost include the size of the house, labor costs, materials needed, and any special requirements.
- Higher-end custom builds by boutique contractors may reach $16 per square foot.
2. Components and Inclusions:
- Framing a house involves building stick frames for walls, including rough-out holes for doors and windows, typically using 2x4 boards.
- The cost includes materials and labor. Labor costs range between $4 and $10 per square foot, while materials range from $3 to $6 per square foot.
3. Additional Services and Costs:
- Exterior sheathing costs may range between $2 - $8 per square foot.
- Adding exterior sheathing and wrap to the framing job can incur an additional cost of $5,000 - $15,000.
4. New Construction Cost Breakdown:
- The average cost to build a single-level, 2,000 square foot house is $310,000, with framing alone costing between $15,000 and $30,000.
- Adding exterior sheathing and wrap, especially for a two-story home, can increase costs.
5. Framing Costs by Build Type:
- Costs vary for different types of framing projects:
- Basem*nt framing: Approximately $5 per square foot.
- Garage framing: Between $4 and $5 per square foot.
- Interior walls in existing structures: Between $7 and $12 per square foot.
6. Roof Framing and Trusses:
- Options for framing a roof include using sticks (2x4 lumber) or pre-built trusses.
- Roof trusses cost between $35 and $150 per piece.
7. Factors Affecting Cost:
- Project size, complexity, framing material (lumber or steel), and labor costs significantly impact the overall cost of framing.
- Complexity, such as architectural details, slopes, and valleys, can increase labor costs.
8. Residential vs. Commercial Framing:
- Residential framing costs range from $7 - $16 per square foot, while commercial framing is more expensive, ranging from $12 to $40 per square foot.
- Commercial buildings often use steel framing, contributing to cost differences.
9. Changes and Their Impact:
- Changes during the framing project can lead to increased costs, even minor changes like adding a door or window.
10. How to Estimate a Framing Job:
- Contractors typically use a formula based on building plans, project complexity, and a "per square foot" price to provide estimates.
- Changes during construction can impact the final cost.
In summary, the cost of framing a house is influenced by various factors, and understanding these factors is crucial for accurate estimates and successful construction projects.
