Cracked roof truss repair when buying a house
A cracked roof truss gets repaired to a structural engineer's plan. What it costs, who to call before your deadline, and what to ask the seller for.
Updated · By 
Ben Sikes
How do you fix a cracked roof truss?
Cracked roof truss repair follows a structural engineer's written plan, not a contractor's guess. Book a licensed structural engineer before your inspection deadline, then have a contractor bid on the engineer's plan. Ask the seller to pay for that repair, or to credit you its price.
The home inspectors' trade group states the rule plainly: "Trusses should never, ever be structurally altered in any way without approval from a structural engineer."
Key takeaways
- No contractor can price the repair until the engineer's written plan exists, so book the engineer first.
- If a roof leak rotted the wood, the leak goes on your request too.
- Replacing trusses means tearing off the roof, so ask whether yours can be repaired in place.
How serious is a cracked truss?
Take it seriously. Trusses are designed by structural engineers to carry the roof. The truss industry's trade group, the Structural Building Components Association (SBCA), warns that "damaged trusses may not perform as designed." At worst, it says, significant damage to critical parts "can potentially lead to a partial or complete failure of the whole system."
Ask the engineer what caused it. The International Association of Certified Home Inspectors (InterNACHI) names three things that weaken or overload trusses: roof leaks that rot the wood, trusses resting on interior walls, and roof loads beyond the design, such as heavy wet snow.
A water stain near the crack matters, because "by the time decay becomes visible, wood may have lost up to 50% of its strength." Point it out to the engineer.
Can a cracked truss be repaired?
Usually. The SBCA says cracks and splits in truss wood can typically be repaired in the field, though sometimes a new truss is the easier fix. Its rule for any repair: "Do not attempt to repair the Truss without a Repair Detail from the Building Designer, Truss Designer or Truss Manufacturer."
MiTek publishes standard repair details for broken chords, webs and damaged plates. The engineer decides whether one fits your truss or writes a new one.
If the damage can't be repaired, the truss gets replaced. The engineer's visit tells you which one you have.
How much does it cost to repair a broken roof truss?
The published ranges are wide because the damage varies. Use them to size your ask until a contractor bids on the engineer's plan.
| Source | What the figure covers | Cost |
|---|---|---|
| Today's Homeowner | Damaged truss repair, by severity | $2,000 to $4,000+ |
| Today's Homeowner | Installing a full set of trusses on a typical 1,700 sq ft home; trusses only, with decking, underlayment, shingles and flashing extra | $6,460 to $8,500 |
| Total Foundation & Roofing (local, Kerrville, Texas) | Rafter, not truss: sistering, which bolts a new board alongside the cracked one | About $500 |
| Total Foundation & Roofing (same page, local, Kerrville, Texas) | Rafter, not truss: full replacement for extensive rot, fire damage or structural failure | $1,500 to $3,000+ |
Kept prices every line of an inspection report for $79, usually under 4 hours, and marks the ones that need a professional quote.
If your report says rafter instead of truss, use the last two rows. Add the engineer's fee on top of any row.
Who do I call before my deadline?
A licensed structural engineer. A repair counts as altering the truss under the rule quoted at the top, so the engineer signs off before anyone cuts or reinforces it. Have the engineer write the repair detail, then get contractors to bid on it.
Call today. Good structural engineers are busy and may not be able to respond quickly. An engineer's home inspection runs $350 to $800, per Today's Homeowner. Ask whether that fee includes a written repair plan a contractor can bid on. If no engineer can come before your deadline, ask the seller in writing to extend your inspection period, and confirm how with your agent.
How to get repair estimates during the inspection period covers getting bids in fast. Structural engineer inspection before buying covers what the visit includes.
What should you ask the seller for?
Ask for the repair, done by a licensed contractor to the engineer's plan before closing. Or ask for a credit sized to the contractor's bid, and hire your own after closing.
If the seller does the repair, ask for the engineer's plan, the contractor's invoice and any permit sign-off before closing. Then you can check that the work matches the plan.
A worked example, before any bids arrive, using the figures above:
- Structural engineer visit: $350 to $800
- Damaged truss repair, Today's Homeowner: $2,000 to $4,000+
The truss alone is $2,350 to $4,800+ ($350 + $2,000 at the low end, $800 + $4,000 at the high end). If the engineer bills the repair plan separately, add that too. Swap in the real fee and bids as they arrive.
What to ask for after a home inspection covers where this line sits in your list. The buyer repair request letter template gives you the wording.
What if the seller says no?
You have three moves:
- Switch the ask. If they refused the repair, ask for a credit sized to the bid. If they refused cash, ask for the repair.
- Trim the rest of your list. Keep the truss and drop the cosmetic lines.
- Walk away if the engineer finds damage no one can price before your deadline. When to walk away after a home inspection walks through that call.
Your contract sets the deadline and how you can cancel, so confirm both with your agent or attorney. Other framing and foundation lines are in foundation and structure findings on an inspection report.
Do roofers fix trusses?
They can, working from the engineer's repair detail. Today's Homeowner says to hire a professional roofing company for structural issues rather than doing it yourself. Whoever you hire should build the engineer's plan, not their own.
Can you replace trusses without removing the roof?
Not easily. Today's Homeowner says replacing roof trusses means tearing off the entire roof, down to the decking. The SBCA says pulling out a truss once the sheathing is on gets much more difficult and slower. The full-set row in the table covers only the trusses, so the tear-off and new roof come on top. Ask the engineer whether yours can be repaired in place, and have the contractor bid that version.
How do I know what my whole list is worth?
Price every line, not just the truss. The engineer and a contractor cover this one. The rest need a number before your request goes out.
If the truss is one line in a long report, upload your inspection report to Kept and spend your remaining days on the engineer.
Sources
- InterNACHI, Mastering Roof Inspections: Roof Framing, Part 3
- InterNACHI, Structural Problems: Recommend a Contractor or Engineer?
- Structural Building Components Association in Frame Building News, Trusses Damaged? Here's What to Do
- MiTek, Roof Truss Repair Details
- Today's Homeowner, How Much Does Roof Repair Cost?
- Today's Homeowner, How Much Does a New Roof Truss Cost?
- Today's Homeowner, How Much Does a Structural Engineer Cost?
- Total Foundation & Roofing Repair, Roof Rafter Repair Cost
Cost figures are modeled from public wage and materials data unless a line says observed. Kept is accountable for the numbers on this page, and corrections go to support@usekept.com. How we price.