How much does wood rot repair cost?
Wood rot repair costs depend on what the rotted wood holds up. Get a contractor to probe it, price the water source too, and ask for the bid total.
Updated · By 
Ben Sikes
What do wood rot repairs typically cost?
Wood rot repair in framing runs $2,000 to $6,000 for floor joists or sill plates and $5,000 to $10,000+ for structural framing members, according to one Sacramento-area company, and rot across several members can push well past $10,000. Before your deadline, have a licensed contractor probe the wood and write a bid, then ask the seller for that bid plus the cost of stopping the water.
Key takeaways
- Structural rot repair needs a licensed contractor, and permit requirements can push the total higher.
- Ask what the bid covers if the contractor finds more rot once the wood is opened.
- Rotted fascia or soffit boards run $600 to $1,500 in the same company's range, well under its framing rows.
What does wood rot repair cost by location?
The cost follows the wood, from the subfloor at the low end to structural framing members at the top.
| Where the rot is | Cost | Source |
|---|---|---|
| Subfloor replacement | $1,500 to $4,000 | Defender, Sacramento area |
| Floor joists or sill plates | $2,000 to $6,000 | Defender, Sacramento area |
| Structural framing members | $5,000 to $10,000+ | Defender, Sacramento area |
Kept prices every line of an inspection report for $79, usually under 4 hours.
Defender says the final scope is almost always larger than the visible damage, and most professionals won't give a firm quote until they've opened the area. A written bid that names what it covers, and what happens if the contractor finds more, closes that gap. If the joists also sag, sagging floor joists covers that finding.
How bad is wood rot on a house?
It depends on what the rotted wood holds up. Rot in trim, window sills or fascia is a repair. Rot in joists, sill plates or wall framing is a structural finding. The International Association of Certified Home Inspectors (InterNACHI) says advanced brown rot leaves "dry, powdery wood that is unable to support much weight, and crumbles easily."
If the rot is in framing, get a licensed contractor or a structural engineer to look before your deadline, and before you talk money. Foundation and structure findings shows how this line sits next to the others in that group.
Every rot finding has water behind it. InterNACHI says decay fungi need water to survive. Defender Termite & Pest Management, the Sacramento-area company, names the sources to fix: a leaking pipe, failed flashing, poor drainage or poor ventilation. If your report also flags crawl space moisture, check whether it sits under the rotted wood.
Rot also draws insects. InterNACHI says termites and other wood-destroying insects are attracted to wood softened by decay. If the report mentions insects or insect damage, add a termite inspection before buying.
How much does rotted fascia repair cost?
Fascia is the trim board across the rafter tails at the roof edge, and most gutters mount to it.
| Scope | Cost | Source |
|---|---|---|
| Fascia or soffit boards with dry rot | $600 to $1,500 | Defender, Sacramento area |
| Minor repair, typical single-story home | $500 to $2,600 | ToughTask, San Antonio area |
Rotted fascia ends get fixed one of three ways: epoxy or filler for small spots, cutting out and patching a section, or replacing the whole board. My Gutter Doctor, a gutter company in Frederick, Maryland, advises against cutting out rotted sections. It says the price difference of half a board or less, $30, isn't worth the risk of redoing the job. Ask your contractor to check the rafter tails behind the board too, since ToughTask makes that part of a full replacement.
Who do I call to price it before my deadline?
Call a licensed general contractor or carpenter. For rot in joists, sill plates or wall framing, Defender says the work needs a licensed contractor, and it lists permit requirements among the things that can push the total well above $10,000.
Ask for a written bid that lists the wood, the water fix, any permit, and the tear-out and drywall work after the framing repair. How to get repair estimates during the inspection period covers booking visits fast.
What should I ask the seller for?
Ask for the bid total, not a round number. Say your report flags rotted floor joists under a leaking bathroom. Defender's row for floor joists or sill plates is $2,000 to $6,000. Add the plumber's written bid for the leak, plus any permit and drywall work on the contractor's bid. Your local bid replaces the range once you have it. If the seller makes the repair instead, ask for the invoice and any permit sign-off before closing.
What to ask for after a home inspection covers which lines to include, and the buyer repair request letter template gives you the wording.
Should I buy a house with wood rot?
Yes, if a contractor can price the repair before your deadline and the total fits your budget. Rot with a written bid is a line you can negotiate.
If the seller says no to the repair, ask for a credit or a price cut for the same total. Walk away if the structural scope can't be priced in time, or the bid is more than you'll absorb. When to walk away after a home inspection covers that call. Your contract sets the deadline and your right to cancel, so confirm both with your agent.
Is dry rot different from wood rot?
Dry rot is a common name for decay that leaves wood dry and crumbly. InterNACHI calls the term a misnomer, because the fungus still needs moisture. On your report, treat it the same as wood rot and find the water source.
How much does a wood infestation inspection cost?
LawnStarter puts a real estate termite inspection at $62 to $277 on average. For a suspected infestation, InterNACHI says to call a structural pest control company for a professional inspection. Ask the seller for any termite bond or treatment records too.
How do I know what my whole repair list is worth?
Your whole repair list is worth the sum of its priced lines, one per finding, and that total is your ask. Your contractor's bid covers the rot; every other finding needs a figure too.
If wood rot is one line of a long report, upload your inspection report to Kept and spend your remaining days on the contractor's visit and the leak bid.
Sources
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.