I have some family who is looking at purchasing a property, and they were looking at one in particular that has a wall that divides the kitchen/living/area.
They like the house but would like to knock down the wall to have the area more open (they would also renovate the kitchen - New appliances, new flooring, backsplash, center island, etc...)
It looks as though there is some electrical/gas lines in the wall as the stove/gas oven are connected on the other side. Not sure if the wall is structural or not.
1) How much would it cost to knock down the wall if it was not structural?
2) How much would it cost to knock down the wall if it is structural?
3) They're planning on spending ~$30,000 for the kitchen reno, is this enough?
Can't talk specifically about the cost of the wall, but you can be sure that there are utilities in that wall. I also suspect that they all come from the lower level since there is a vaulted ceiling. When considering this project, you need to know that there is almost a 100% certainty that the space below will also be affected; whether it is electrical, plumbing, structural, HVAC etc.
Datawise Solutions Inc
I am almost certain that there is some part off this wall that supports structure looking at the cross beam going to that wall. I would also assume the utilities behind the wall. Yes it would effect both levels to. Looking at the style off kitchen and when you go to open concept ... the kitchen price could range between 15-25k depending on countertop and cabinet styles. The wall removal depending on engineering spec and utilities behind the wall could range from 15-20k. So to be on a safe side you may be looking at close to 50k. I have given you higher range off prices as you can be sure there will be surprises as you start expropriation off the wall.
I agree with the John and Francis. I would bet money that you are looking at a structural wall, and not only is the cost of re-engineering a big ticket, the services re-routing is also another cost, and presents its own set of challenges. We looked at one situation where the client wanted to open up the kitchen and LR area, and he had actually demo'd the drywall on his own to see what he might be dealing with behind it. He found that indeed he had a structural wall, and in addition the main plumbing from the basement to the top floor ran through it. .
An option would be to open up the wall where the stove is with a "pass through" type scenario. Not the same as open concept, but will give more flow/visibility between the 2 rooms.
There is no way that 30K will take care of re-engineering costs of removing a load bearing wall, and a kitchen reno.
The Wall you want removed certainly has at least some structural part to it. And yes both levels will be affected. They need to budget $50,000.00 and that may be just enough. There is lots of finishing to the project. The level of finishing will also play a part as to where the final costs are. There is no way that 30 will do it. They may be able to keep the appliances to stay within the $50.
Hi, good night,
From the looks of it the wall may be a part of a structure for two levels, there is a lots to consider, one is if it is a structure wall which side is holding up everything and how far apart it is from the next post, engineer beams can work for certain distant but if it's is longer that what the engineers beams suppose to support then you might have to get steel beams to support the distant. As for the kitchen there is lots to discus about it, need some detail about what material you may like what finish you may like what counter you may like what stile you may like? Style from lay out to style of doors to style of toekick, and price will base from there. Will also need leaner footage of the kitchen to have ruff idea. Assuming this will be anyway between 45k to 55k.
When you are estimating drywall work there are so many factors to consider. Measure LxWxH to get the sqft of that wall or .... make sure of board size that can be used in that room. When you measure keep your seems over door ways and below & above windows, not on the corners. Buying extra materials just to waste is going to raise your estimate price and may cause your estimate to be higher in price and lose a job.
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