We plan to rip off the wall that currently locates between the kitchen & living room. Then extend the kitchen into L-shaped & convert old living room space into the dining area. We have interviewed few contractors. Some suggest U-shaped kitchen while others go ahead with our suggestion (L-shaped). Some say we need to add a support beam with huge cost & permit and some don't.
Anyone can find a better solution for this peculiar floor plan? (but also not break the banks, we want to stay within 50k) The goal is to make the space feel/seem more open.
Hi Quinn. I would have to take a look at the rest of the structure around the kitchen but based on what I see this is going to be a structural wall. It takes an engineer to design a beam and a contractor to come and do the Reno.
I am currently renovating a home with this exact same objective that you are describing. I would love to come give you a quote but sorry I'm on the other side of the country. My first suggestion to you , and I have been adamant about with each and every customer when wall removal is requested is to bring in a structural engineer for a quick inspection to confirm if a beam is required to maintain the integrity of the home. The average cost here in Calgary runs between four and $500 which is a minimal expense for the peace of mind and confirmation of the project you were about to endeavor. This fee includes Full documentation of their recommended plan of attack for your renovation well worth the money spent.
Breaking up this wall is a bit of challenging because of it's angles and has to consult a structure engineer and get a permit for it. $50K may be in not enough budget to get this work done include the permit drawings, removing the wall and install support, electrical, new kitchen remodeling, flooring,....etc. However opening up this wall will make a significant change for your kitchen and living space and it worth the cost.
The information provided above is completely accurate. While it is not technically need to retain a structural Engineer for that calculation as the span you are showing is within the current Ontario building code, it is very inexpensive peace of mind and transfer of liability. You do however absolutely require a Building Permit from the City of Toronto for that work.
If you are speaking with any contractors that say you do not, they are incorrect and are advocating illegal work.
This unfortunately is done all the time and while it does provide lucrative work for legitimate companies to come in and rebuild it afterwards (if it is caught before a catastrophic collapse), it is certainly a threat to life safety if it is not done properly.
Budget for the time and expense of a proper permit and ensure that whomever you ultimately choose to to the work, they are licensed with the City of Toronto as a Builder/Renovator, have liability insurance that covers that type of work, that you are added as a named insured on that policy for the project, that they are in compliance with WSIB.
Lastly, if a contractor says they are taking care of the permit, ensure that it is done before starting any work and that a set of stamped drawings are on site at all times. They will be required to get a letter of authorization to act as your agent to get a permit on your home. You as the homeowner are ultimately responsible for ensuring that the permit is obtained.
All the best with you project. Opening up kitchens does make the home much more inviting and suited for entertaining.
Thank you everybody for their thoughtful answer. We definitely thought it was easy to remove the wall, but the situation indeed required a big budget & a longer time commitment
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