Estimates on taking out a load bearing wall in NJ

[Nick M.]

I'm under contract on one flip and am making an offer on a second. 

In the second home I'd like to open up the living room but it would require taking out a load bearing wall. It's a competitive market (multiple offers on the 2nd home so we are being asked for "highest and best" offers) so I don't have time for a GC to come in and provide a quote.

I've used quotes from other properties to get a rough estimate of per sf costs to apply to the second house (roof, siding)...however, I don't have any sort of number to open up that room. Does anyone have a rule of thumb to apply here?

[Jim Goebel]

I don't have a rule of thumb as complexity can vary but in general you are talking about the demo, the structural design, and then the actual materials/labor.  In most cases, a contractor just goes down to the building dept and works with someone there on requirements.  Sometimes though a basic engineering calc is required in terms of post/beam sizing.

Because I'm an engineer lately I've just been drafting plans and I have been given more flexibility in how I handle managing the work (ie: hiring someone, doing myself, etc).

If you message me I'd be happy to look/think a little bit more about this for ya, to throw some back of the napkin numbers at materials/labor and then even possibly estimate time investment to get through this part of the project.  

Lots of your cost here will depend on the length of span you need, as well as how much load estimation/weight you're needing to support.

Totally rough estimation without seeing anything I'd shoot for in the $800 at the low end up to perhaps $2.5k.