We are looking at buying a property that has a wall between the family room and kitchen and we would like to knock that wall off, if thats a possibility. The other option would be to knock off major part of it creating a big archway between the two areas. There is no electrical point on the wall. The kitchen reno guy said that the wall looks load bearing.
I will appreciate if someone can guide if its a load bearing wall or not and what would be the price range of doing such a job? I am also uploading a pic of the basement area right underneath so you can have a look at the floor joists and the support beams as well. I am also sharing a picture of the ideal way we would want this wall to be.
Your pictures did not come threw however.
With Load bearing wall removals a city permit is required.
Expect to pay upto $2,500 for engineered plans and anywhere from $5-$15,000 to remove the wall depending on which services are in it and how they would be rerouted
This is the wall we want to tear down
This is the area under the wall in basement
I have no idea why the pics are not showing up
Your photos still are not there.
But the drawings and permit will be around 5,000.00.
If there is no plumbing and electrical. And the locations for posts are available in the basement. And the roof joists are running over the existing wall, then LVL beams can be installed with two pillars on the ends on the main floor. And then steel posts installed directly below them in the basement. The concrete floor in the basement will also have to be cut open to use an auger to drill holes and install concrete suport below the steel post locations.
If all of that is needed, you are looking at 12,000.00 and up to 16,000.00.
We could not see any pictures and to shoot in dark for a serious matter will not be of any help.
1. Do it with proper Structural Engineering stamp, so that down the road anything happens Insurance company will just wash their hands.
2. Involve The city Inspector so that it has been approved and work is done RIGHT.
3. Do not cut corners if you want to have a good sleep.
The cost depends and many factors without looking at it its very difficult.
A Budget Construction LTD.
If ceiling joists sit on the wall that wall is a load bearing wall. This is general idea of what we call load bearing wall, but there is other conditions that wall can take load.
Pricing is little bit difficult. depends on structure of house, position of basement beam and ...
Ideal Dream Homes
You should start with an engineers report...its the best way to find out and cover yourself upon resale (if ever). Then youd be able to pull a permit based on all the recommendations...then everything is done above board & 100% correct.
Thanks a lot for all your responses
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