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We just bought a split-level house and are planning to open up the kitchen to the dining and living area. We're going to keep the beam on top and the supporting column somewhere between the two walls. How much does a project like this usually cost? Could anyone give a ballpark number? We're also in the process of looking for contractors. Any input would be appreciated!
Depends. More than likely these are load bearing walls since its a split. You may need additional header support depending on the span of the walls. Its very hard to tell without getting someone to actually look at it.
I don't know how much it would cost but if you want to DM me I can give you the name and number of a good contractor. We did a second floor extension a few years back and were pleased with the guy we used.
Thanks Rocafeller! They are loadbearing. We are thinking about cutting out the two walls and leaving the beam and the post as is. The wall between the kitchen and dining is about 12 feet and the other one is about 6 feet.
Quote:
Originally Posted by rocafeller05
Depends. More than likely these are load bearing walls since its a split. You may need additional header support depending on the span of the walls. Its very hard to tell without getting someone to actually look at it.
Last edited by shallowsea; 02-19-2010 at 08:33 AM..
It sounds like this is definitely load bearing so don't skimp, you need someone that knows what the hell they're doing. Make sure. Worst case would be an immediate structural failure, but most likely hiring some middle of the road goofball will give you gradual long term issues with structural settling. Probabally more annoying than the whole thing coming down as you watch you house come apart little by little every day. Do homework and hire someone that will do the meat and potatoes the right way. Do not let anyone do this work unless they are licensed and insured, don't trust big words, a smile, and a handshake.
You can cut some corners if need be on the little things like tape, spackle, paint, etc...If the workmanship isn't up to par on that stuff, you'll see it and can bust chops until they make it right. The structural stuff you may not know until it's too late.
As far as this particular project, I can't imagine knocking down some walls would take more then a day. Being that most carpenter/handyman usually get $300 a day would sort of give you a ball park range.
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