What is the cost to replace joists and sub floors in a 3400 sq ft house?

You would most likely have to get a quote.

The question regarding replacing joists and sub floors for an entire house cannot be answered via thread and site-unseen; this requires an on-site review of the property. However, you can develop a general idea of what the project may cost by compiling costs on materials and estimating labor.

The materials are generally straight-forward for this type of project. You will need dimensional lumber or engineered lumber, dependent on the structure of the home and the requirements of the village. When pulling costs and guesstimating in preparation of this project, always select the more cost intensive option; this will give you the opportunity to compare your finances to the project’s overall costs. So, choose LVLs, most likely 14" x 20’+. Assume $5.00/ft. You may need 30+ to support the entire home. We had a project where the home required 40 various sizes of LVLs. The LVLs at $100 per LVL and at a quantity of 30 brings the subtotal to $3,000. Now, for the sub floor, assume $20 per 4x8 (or 32 sq. ft.) board and a quantity of 40 boards; this gives you approx. 1,200 sq. ft. of floor coverage and a cost of $800. Now, assume at least another $1,000 in additional lumber, hardware and over/under for this guessimate - remember to estimate high in preparation of any project. You are currently at $4,800 in material. Now to labor.

Labor varies. Just make sure you hire a reputable, general contracting firm that has experience with framing and carpentry. Look at the national average for carpenters to gauge what a company may be paying its carpenters. Then, make an assumption on markup. Remember, general contracting firms provide a service, so the company must make a profit as well. Therefore, the national average will only show what a carpenter will make from a company, not what the company will charge for services rendered from the end user. But, labor costs vary on the market and skill level. If you live in a metropolitan area such as LA, NY, or CHI, then the costs will be higher based on the market. Also, the skill level of the carpenters changes the costs as well. A master carpenter’s expected compensation is different from a less experienced carpenter. Therefore, for easy computation just assume $30 per hour per laborer. If the project takes 4 days to complete for a crew of 3 guys at 10 hours per day, then that is $3,600 in labor - assume this total is what the homeowner would pay.

Next, this project cannot proceed without an architect; you will need architectural drawings - assume high - $1,000. You will need to submit to the village and obtain permits - assume $400. Does this project include demo? If so, you will need a dumpster. In other words, you will need to account for the additional items required to initiate this project.

We are currently around $10,000, but this is a guessimate based on assumptions with site-unseen, so do not use this as a concrete number; rather, use this more as a tool, or a way, to approach any home improvement project. Do your homework. Make assumptions about costs of the project. Compare the assumed project costs to your finances or your ability to finance the project. Know what all is included in the project. Account for overages. Estimate high. All of these practices will make you an informed homeowner and the exercises will prepare you to speak with a general contractor. Plus, this will prepare you for the project and unexpected items should any occur.

Good luck with your project!