A board-up is one of those jobs where the price can be $150 or $1,500, and both numbers are honest — the difference is what you are boarding, why, and when. A single ground-floor window after a break-in is a one-hour job. Securing an entire vacant house before a code enforcement deadline is a full day. A commercial storefront with plate glass on a busy street after a storm is a crew with traffic cones. This covers what actually drives board-up pricing so property owners, landlords, and managers can compare quotes and know whether what they are being charged makes sense.
Board-Up Cost per Opening
Most board-up vendors quote per opening — one window, one door, one sliding glass door — rather than by the hour. The per-opening price includes material, labor, fasteners, and cleanup. Here are the ranges that hold across most markets:
| Opening type | Typical cost range | Notes |
|---|---|---|
| Standard residential window (ground floor) | $75–$200 | 3×4 ft or smaller, one sheet of plywood, ground-level access |
| Large or oversized window | $200–$400 | Picture windows, bay windows, or openings wider than 4 ft |
| Sliding glass door | $200–$350 | Requires two sheets of plywood; track must be secured separately |
| Entry door | $100–$250 | Solid plywood over the frame; includes temporary hasp or padlock if no deadbolt |
| Second-story window | $150–$350 | Ladder access adds labor time; three-story or above may require a lift |
| Commercial storefront | $500–$1,200 | Large plate-glass openings, higher foot traffic, possible permitting |
Per-opening costs drop when multiple openings are done in one visit. A vendor boarding an entire house will typically price the job 15–25% below the sum of individual openings, because the mobilization cost — truck, crew, materials loaded — is spread across more work.
What Drives the Price
- Opening size: plywood comes in 4×8 ft sheets ($15–$25 each). A window that fits inside one sheet costs one sheet; a sliding door or storefront that takes two or three sheets costs proportionally more in material and fastening time.
- Floor level: ground-floor openings are straightforward. Second-floor work requires a ladder and a second person to hold material. Third floor and above may require a boom lift, which can add $200–$500 to the job.
- Access and site conditions: a house on a slab with clear access to all sides is cheaper to board than a house on a hill with a fenced yard and no driveway. Commercial locations on busy streets may require traffic control.
- Emergency vs. scheduled: a same-day or after-hours board-up typically carries a $50–$100 emergency fee. A board-up scheduled a day or two in advance, or part of a larger securing scope, does not.
- Material choice: standard plywood is the default for most board-ups. Polycarbonate clear boarding ($115–$150 per sheet) is used where the municipality requires it or where the owner wants light to enter the building. Steel security panels are the most durable option for long-term vacancies but carry a higher upfront cost.
- Removal and disposal: if the board-up is replacing a previous one that has rotted, been pried off, or is otherwise damaged, the crew has to remove the old material before installing new. That adds labor and haul-off cost.
Material Comparison: Plywood vs. Polycarbonate vs. Steel
The material question matters most on vacant properties that will be boarded for more than a few weeks. A storm board-up that comes down in a week is plywood every time. A property that will sit vacant for six months is a different calculation.
| Material | Cost per sheet/panel | Durability | Best for |
|---|---|---|---|
| Plywood (CDX or OSB) | $15–$25 | 3–6 months before weathering; vulnerable to prying | Short-term securing, storm damage, emergency response |
| Polycarbonate (clear boarding) | $115–$150 | Years; impact-resistant, UV-stable | Municipalities that restrict plywood; owner wants light entry; curb appeal matters |
| Steel security panels | Higher upfront (varies by system) | Indefinite; resists forced entry | Long-term vacancies, high-crime areas, REO portfolios |
Some cities — including several in Ohio, following House Bill 463 — have moved to require polycarbonate or clear boarding instead of plywood on vacant properties, specifically because plywood signals vacancy and invites further deterioration. If the property is in a city with a vacant building ordinance, check whether the ordinance specifies a material standard before the crew arrives.
Emergency Board-Up Pricing
An emergency board-up — after a break-in, a storm, a fire, or a vehicle impact — is priced differently from a scheduled job. The vendor has to mobilize immediately, often outside business hours, and the scope is not always known until they arrive. Expect:
- Emergency service fee: $50–$100, on top of per-opening pricing
- After-hours premium: some vendors charge time-and-a-half for nights, weekends, and holidays
- Total cost for a typical emergency call (1–3 openings): $200–$800
- Total cost for a full-house emergency securing: $800–$2,500
Insurance generally covers emergency board-up as a mitigation expense when the damage was caused by a covered peril — storm, fire, vandalism, or break-in. The key for reimbursement is documentation: photos of the damage before and after boarding, an itemized invoice showing per-opening pricing and materials, and a timeline that shows the board-up happened promptly after the event. If the property has a mortgage, the servicer may also require board-up documentation in the claim file.
Vacant Property Board-Up: The Recurring Cost
For landlords and investors holding vacant property, board-up is not a one-time expense — it is a maintenance line item. Plywood weathers, warps, and gets pried off. A board-up that looked solid in March may be compromised by June. Every re-board is another truck roll, another set of materials, and another invoice.
The cost of maintaining a plywood board-up on a vacant property over 12 months — including the initial install and one or two re-boards — can easily reach $1,500–$3,000 for a typical house. That is why property owners holding a vacancy for more than 90 days should price the lifecycle cost of plywood against a one-time install of steel or polycarbonate, which typically does not need to be replaced.
Board-up is also just one piece of vacant property maintenance. A property that is boarded but not inspected regularly can still develop water damage, code violations, or unauthorized entry through unsecured basement windows or crawl spaces. The board-up keeps the obvious openings covered; routine inspections catch everything else.
How to Compare Board-Up Quotes
- Ask for per-opening pricing, not just a lump sum. A quote that says "$1,200 to board the house" does not tell you what you are paying per window, and makes it hard to compare with other vendors or to add an opening later.
- Confirm what is included: material, labor, fasteners, removal of old boarding, haul-off, and photos. Some vendors charge separately for disposal; others include it.
- Ask about the material: CDX plywood, OSB, polycarbonate, or steel. If the vendor does not specify, it is plywood — which is fine for short-term work but may not meet the city's requirements on a vacant property.
- Ask about warranty or re-board policy: does the vendor guarantee the board-up for a period? Some vendors will re-board a failed opening at no charge within 30 or 60 days; others charge a full truck roll.
- Get the response time in writing for emergency work. "Same day" is not the same as "within four hours." If the property needs to be secured immediately — a broken window on a street-facing commercial building — the response time matters as much as the price.
Ethreon provides board-up services — emergency and scheduled — across Texas, Louisiana, Alabama, Arkansas, Oklahoma, Ohio, and Pennsylvania. Per-opening pricing, photo documentation, and same-day emergency response in every metro we cover. Request a board-up through the contact form.
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Frequently Asked Questions
1How much does it cost to board up a window?
A standard residential window costs $75 to $300 to board up with plywood, including labor and materials. The range depends on window size, floor level, and whether the work is scheduled or an emergency call. Ground-floor windows on a single-story house are at the low end; second-story or oversized openings cost more because of ladder work and additional material.
2How much does it cost to board up a house?
A typical single-family house with 8 to 12 openings (windows and doors) costs $800 to $2,500 to board up completely with plywood, depending on the number and size of openings, the number of stories, and whether it is a scheduled job or an emergency. Per-opening costs drop when the entire house is done at once because the crew is already on site.
3How much do emergency board-up services cost?
Emergency board-up services typically cost $200 to $1,500 per visit, depending on the number of openings and the time of day. Most vendors add a $50 to $100 emergency service fee on top of per-opening pricing for after-hours or same-day response. Insurance usually covers emergency board-up as a mitigation expense when the damage was caused by a covered event.
4Does insurance cover board-up costs?
Yes, in most cases. Homeowner's and commercial property insurance policies generally cover emergency board-up as a mitigation expense — the insured has a duty to prevent further damage after a covered event (storm, fire, break-in). The board-up should be documented with photos and an itemized invoice. Servicer-required board-up on REO or defaulted properties is handled through the servicer's property preservation allowable schedule.
5Is plywood or steel better for boarding up a vacant property?
For a short-term board-up (storm damage, break-in, immediate securing), plywood is standard and cost-effective at $15 to $25 per sheet plus labor. For a long-term vacancy, steel panels or polycarbonate clear boarding last longer, resist forced entry better, and avoid the maintenance cycle of replacing rotted or pried-off plywood every few months. The upfront cost is higher — polycarbonate runs $115 to $150 per sheet — but the lifecycle cost is often lower on properties that will sit vacant for more than 90 days.