Open-plan
Opening walls and beams
The wall between the kitchen and the den, gone, with the ceiling still where you left it.
Taking out a wall is easy. Knowing whether it holds up the house is the job. We find out first: which way the joists run, what's above, and what's inside the wall. An engineer sizes the beam, and we build the temporary shoring, place the beam and rebuild the finishes.
What's in it
A look above and below to see what the wall carries
An engineer's letter and beam size
Temporary shoring while the wall is out
Rerouting of wires, pipes and ducts found in the wall
Ceiling, floor and wall repairs where the wall was
What it doesn't include
Left out unless the contract says otherwise
New kitchen cabinets
Opening the wall is one scope. A kitchen remodel that follows is another.
A beam without a drawing
We don't size a beam by eye. The engineer's letter is part of the job.
Whole-floor refinishing
We repair and blend the floor at the old wall's line. Refinishing the whole floor is optional.
What changes the cost
What moves the number
A wall with nothing in it is cheap. Most walls have something in them.
Flush or dropped
A beam hidden in the ceiling costs more than one that shows below it, because the floor above needs to be reframed.
What's inside
Ducts, drain lines and wiring in the wall must be moved, and each move has a cost.
The span
The wider the opening, the bigger the beam, and the more posts that carry it down to the footing.
The floor and ceiling
Matching an old hardwood floor or a plaster ceiling takes more labor than new drywall.
How it goes
The day the wall comes out
- 01
Step 1: Shore and open
Temporary walls go up on both sides, then the old wall comes apart in sections, with dust sealed off.
- 02
Step 2: Set the beam
The beam goes in, posts go down to the footing and we remove the shoring when the engineer's detail is built.
- 03
Step 3: Reroute
Wires, pipes and ducts come back in the new framing, inspected.
- 04
Step 4: Patch and finish
Drywall, ceiling and floor are repaired and painted so the opening looks like it was always there.
Permits and rules
When a beam needs a permit
A load-bearing wall removal needs a permit and a structural drawing in nearly every jurisdiction. We prepare both, and the inspector sees the beam and the posts before they're covered.
Who does what
We: drawing, permit and inspection
The engineer: sizes the beam and posts
You: sign the application and approve the finish plan
Examples
Sample work
Showing 3 of 3
Sample photos.
Questions
Walls and beams
How do I know if a wall is load-bearing?
We look at which way the joists run and what is above and below. An engineer confirms it in writing before we price the work.
Will the beam show?
It can be hidden in the ceiling or show below it. Hidden usually costs more. We show you both on paper.
How messy is it?
We seal the work area with plastic and run a filter, and clean at the end of every day, but a wall coming out is not quiet.
How long is the opening in the house?
The wall comes out and the beam goes in within a few working days, then finishes follow.
Which wall?
Send a photo or book a site visit, and we'll tell you whether it's carrying anything.