Who to call about removing a possible wall

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Who to call about removing a possible wall

Alex Nelson
Arlington, TX · Member since 2018 · 82 posts · 47 votes

Hi Guys,

I just purchased my first investment property, a duplex, that i plan to house hack. It was built in the early 80's and the kitchen is it's own small room with a doorway between it and the living/dining room. I'd like to remove this doorway and the small amount of wall around it to open the kitchen up to the rest of the house.

I know that it is a bad idea to remove a wall without consulting an expert, but I'm not exactly sure who I need to talk to about this. I've looked in the attic and it looks like there may be a support coming down from the roof to this part of the wall. (well a large amount of wall, but only a small part of that is the area i wish to remove). Would i call an engineer for this? Or is there someone else that i should talk to? 

Also is it possible to remove one support and make like a triangle to either side to replace it? From what i can see, it looks like there is only one support going down to this section of wall and replacing it with a triangle shaped support seems like an easy fix. But i don't know what I'm talking about so I'm coming to you lovely people for help! Any advice would be much appreciated!

-Alex

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Jason Coyle
Contractor · Fort Worth, TX · Member since 2017 · 100 posts · 49 votes
7y

There are 2 types of load bearing beams that can be done to open walls, exposed beam that hangs off the ceiling, or recessed in the attic for a smooth ceiling. A short span like in your pics would be simple and inexpensive. However, I have a couple questions.

If I understand you correctly, you're wanting to expose the side of those cabinets in the left side of the photo?

If that is the case there are a few things to consider.

It's very likely the side of the cabinets aren't finished. Also from the pics, I would say they are builder grade cabs? Meaning, made from particle board or MDF? If so, they likely are wrapped in a veneer or possibly would have a printed paper veneer? This would be problematic to match for both upper and lower cabs.

Secondly, your counters will be too short. Do you plan to replace them? Is so, problem solved on that. As far as cabinet finish, you could always do a lay over plywood on the side to cover the particle board and paint it? Not what I would usually do, but it could be nice enough where it would work. Would need a little corner mold on the front corner as well.

I sent you a message so feel free to give me a call. Might be easier than posting back and forth. 

@Alex Nelson 

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  • Melissa Jolley
    Rental Property Investor · Niceville, FL · Member since 2019 · 89 posts · 62 votes
    7y

    @Alex Nelson, 

    You can call a contractor for this. They will check to see if the wall is load bearing. If it is, a support beam can be put in place either in the ceiling (attic area) or it can be made visible and decorative. In general, if the frame for the wall is touching roof supports you can see that the wall is "bearing" the weight of the roof. If you are able to run your hand between the top of the wall's frame and the truss (if it is this style) then it is not load bearing. Still, if you are very new to this type of renovation then a contractor (a good, local one) is your best resource. 

    I hope this helps! Good luck on your adventure.

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  • Jason Coyle
    Contractor · Fort Worth, TX · Member since 2017 · 100 posts · 49 votes
    7y

    @Alex Nelson 

    Removing walls isn't as tough as some might think. I wouldn't reccomend calling an engineer simply because of the costs. If there are roof supports on top of the wall you're wanting to take out, a support beam can be installed to transfer the load.

    It's really hard to advise you on this without some pics or seeing it in person. We move and remove walls on almost every house we flip. Post some pics and maybe I can help you out a little better.

    0Reply
  • Andrew B.
    Rockaway, NJ · Member since 2016 · 2k+ posts · 2k+ votes
    7y

    From what you are describing, I would get a contractor to look at it. If you were going to remove a large wall that crosses a large section of the house, then you would probably want a structural engineer to look at it.

    0Reply
  • Alex Nelson
    OP
    Arlington, TX · Member since 2018 · 82 posts · 47 votes
    7y

    Below are some pictures. (This is from a video so there’s multiple to show the whole wall) i only wan to remove the bit of wall around the kitchen door on the left. The supports span all the way across the entire wall, including over the hallway and living room wall seen here.


    (I tried to paste pictures from my phone but they weren't uploaded. I'll post them soon)

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  • Alex Nelson
    OP
    Arlington, TX · Member since 2018 · 82 posts · 47 votes
    7y
    0Reply
  • Alex Nelson
    OP
    Arlington, TX · Member since 2018 · 82 posts · 47 votes
    7y

    Sorry that took so long to post.

    The entire wall seems to be a supporting wall from what i can tell (again i'm not experienced at all though). I only want to remove the wall around the doorway on the left. (also the same thing on the other side of the duplex)

    0Reply
  • Alex Nelson
    OP
    Arlington, TX · Member since 2018 · 82 posts · 47 votes
    7y

    @Jason Coyle

    0Reply
  • Jason Coyle
    Contractor · Fort Worth, TX · Member since 2017 · 100 posts · 49 votes
    7y

    There are 2 types of load bearing beams that can be done to open walls, exposed beam that hangs off the ceiling, or recessed in the attic for a smooth ceiling. A short span like in your pics would be simple and inexpensive. However, I have a couple questions.

    If I understand you correctly, you're wanting to expose the side of those cabinets in the left side of the photo?

    If that is the case there are a few things to consider.

    It's very likely the side of the cabinets aren't finished. Also from the pics, I would say they are builder grade cabs? Meaning, made from particle board or MDF? If so, they likely are wrapped in a veneer or possibly would have a printed paper veneer? This would be problematic to match for both upper and lower cabs.

    Secondly, your counters will be too short. Do you plan to replace them? Is so, problem solved on that. As far as cabinet finish, you could always do a lay over plywood on the side to cover the particle board and paint it? Not what I would usually do, but it could be nice enough where it would work. Would need a little corner mold on the front corner as well.

    I sent you a message so feel free to give me a call. Might be easier than posting back and forth. 

    @Alex Nelson 

    1Reply
  • Alex Nelson
    OP
    Arlington, TX · Member since 2018 · 82 posts · 47 votes
    7y

    @Jason Coyle

    Thanks for taking a look at my project! We've taken out one of the walls now! Here's my progress below. (not sure how to get these images right side up)

    It's looking pretty good! now we just needs to drywall everything and get it looking finished!

    0Reply
  • Jason Coyle
    Contractor · Fort Worth, TX · Member since 2017 · 100 posts · 49 votes
    7y

    Well done sir, looking good! Looking forward to more progress pics!

    0Reply
  • Alex Nelson
    OP
    Arlington, TX · Member since 2018 · 82 posts · 47 votes
    7y

    Got the drywall hung up there. currently in the process of adding joint compound/tape and then texturing before paint.

    0Reply
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