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Personally, and you didn't ask my opinion, but trying to open up that area seems like forcing something that just isn't meant to be.
It's such a small area and is already partially opened that it seems like it would just kinda be pointless. I understand the "open concept" is the rage now (it makes me think of the cabins that were built hundreds of years ago with a single "room"!) but that isn't really what you would accomplish. It would kinda look weird.
Wrong again. He has a full time job doing plumbing, electrical, and HVAC. He does side work nights and weekends and has done work for me for the last 4-5 years. He's not leaving his job anytime soon. I sent him a text yesterday asking how much to add a spigot to the back of my house where we need one, $100. Changing older ones to frost proof $80 each. I know it's hard to understand someone that is licensed, knows what they are doing, and can be reasonably priced but I promise you they are out there. In many more trades too.
I'll take your word for it, but I'd also be willing to bet that if I, someone he doesn't know, asked him for a quote to add a spigot to the back of my house, it wouldn't be $100.
I'll take your word for it, but I'd also be willing to bet that if I, someone he doesn't know, asked him for a quote to add a spigot to the back of my house, it wouldn't be $100.
Please just stop. I have referred him well over a hundred times and his prices are all the same.
Had a similar project done for around $6k. Included moving electrical circuits, but there were no water or drain lines. Had the contractor just install a piece of wood to "temporarily" bridge the gap in flooring left after removing the wall. It currently has carpet on one side, and vinyl flooring on the other; plan to replace both with hardwood - eventually. Also did the painting myself.
I had three contractors give estimates. The $6k guy above, one estimated $8k, and the other was $3k but wanted me to take responsibility for getting it inspected (no thanks). $8k guy's structural engineer wanted to do some heavy duty foundation work; $6k guy's structural engineer said it could be done with less.
13'3" span. Required two 16" LVL beams bolted together. 9' ceilings so a floor-to-beam height of 7'8" looks and functions fine. Actually matches the height of the windows in the room. If you have 8' ceilings you may want to do something more expensive like notching the joists to make it less obtrusive.
I have a guy that will do site finished oak for $5.69 a foot. It includes materials and all labor, removal of old floor will be extra. If you need his info send me a dm.
One option would be to remove the half wall but leave the column. That will save a significant amount of money (closer to 2 than 10).
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