Load-bearing wall tear-down and replacement with beam... help please!!
Bought the house about a year ago. 3-bedroom raised ranch. We had these two rooms on the lower level that we rarely used at all, so we decided to tear down the wall and make it a big room with one half having a big comfy couch and TV, and the other side a…
Bought the house about a year ago. 3-bedroom raised ranch. We had these two rooms on the lower level that we rarely used at all, so we decided to tear down the wall and make it a big room with one half having a big comfy couch and TV, and the other side a dining table area. Spent $1,000 having the drywall removed. Contractor buddy of my husband did it and found it was load-bearing. Studs are still up, and we're not sure what to do next. We got a quote for $2,500 for the same person who took the drywall down to come finish the demo: removing the door frames, studs, and putting up a temp wall. Got a quote for $6,000 (not including any possible electrical work) for another guy to come install the support beam. My husband's uncle (who is uhh... interesting and honestly not the most reliable) said that he would be able to do this in a day for only $2,500 (we'd still be paying the other $2,500 for the demo) and made it seem like we were getting swindled with the $6,000 quote. I decided to reach out to the contractor (sister-in-law's dad) who did a bunch of work for us when we first bought and see what he had to say. He hasn't given us a price, but he did say that he would be able to do everything: the rest of the demo and installing whatever beam is necessary. I'm leaning towards him because I trust him the most, and it sounds like it just makes more sense for it to all be part of one job. What would you do? Additional, maybe unnecessary context... We're having our first kid in December, and part of me regrets even taking down the drywall because if we have another kid then we won't have a guest room anymore. Although I guess that's a problem for the future... I won't lie though, part of me just wants to have someone come and put the drywall back up.
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to clarify, with the wall down we still have 3 bedrooms. But if we kept the wall up we could use one of the other 2 rooms (out if the intended bigger space) as a guest space/office if needed once we have two kids. but yeah, i’m beginning to think twice about the whole thing 🥲
I’m in the wrong business if I could charge $1,000 to a “buddy” for some drywall removal. Put the drywall back up and focus on the baby. Save this for a few years down the road when you have a better plan. (Determining this was a load bearing wall could’ve been done pre-demo)
Put the drywall back up or some cheap paneling and it will look ok-ish w/o having to finish drywall.
I don’t think this is in their DIY range—they paid for drywall removal. A lot.
Surprising that this isn't required by code. Where I am, if you want to do this, you'd need a permit which would automatically require you involving a structural engineer.
We had the same experience last year. Once the GC had a plan in place with the new beam, it was $5,000 for labor/material.
we don’t have a basement would we still need to do that?
Invest in a structural engineer to tell you exactly what needs to be done. Then find the right person to do that.
yeah i feel like this guy took advantage. they know each other from the laborer’s union and my husband has worked on some projects with him in the past as side jobs, so I think he just blatantly trusted him eta: i love how I’m getting downvoted on every response I’ve given.. lmao I have not been snarky at all what gives?!
Get a structural engineer or architect to come take a look and write a spec letter, then get quotes based on that. We did this and it cost $400 for the visit/spec letter from an architect in western NY state. You can DM me if you want further guidance.
...part of me just wants to have someone come and put the drywall back up. This is the best solution. If you do it yourself, you can hide the body of 'Contractor buddy' in the wall.
We are currently going through a reno and our GC had an engineer come out to determine if a wall we took out was load bearing. They’ve also pulled permits for the work. Had the wall been load bearing, and we needed to install a beam, I believe the quote was something like $5,000, so your quote doesn’t seem that far off. I personally wouldn’t be tearing down potential load bearing walls without knowledgeable people telling me whether they were or not.
Demo is so easy. And free except dump runs. You got hosed for $1k to remove freaking drywall. Pay $300 for an engineer to do a beam design. we did ours and diy it. Super easy once you know how to read the design and prep for the beam install. It literally tells you everything you need to know. The LVL x2 beams were more expensive than the design.
Please consider that you are not dealing with just that room. You have to carry that load all the way down to the foundation. It’s not as simple as just putting in a beam. Who is specing out the beam? Steel? Microlam with a plate? Joist hangers?
Put the wall back up. You're going to want those extra rooms when baby arrives. Trading fewer bedroom(s) for a large bonus room is almost always a net practical and financial loss.
Put the Sheetrock back up. See what happens in a year or two. You will be busy with the baby, and can think about it and research what you might want in your downtime…..about a couple of years from now.
In terms of labor and materials it’s not much money. Assuming you’re talking about a couple of LVLs and a couple new jack studs plus a temp wall and putting this in is easy. That said, we still charge about $4-5k, not because it’s easy but because doing it wrong is way more money. That said, absolutely get an engineer to sign off on the solution first. A contractor may know how to do it but also may not have thought through the entire structural system. If you wanted to save money, you should’ve saved on drywall removal. Unless there was asbestos in it that’s steep
I’m confused. Why did removing some drywall cost a grand? Am I missing something?
Structural Engineer or Get The Fuck Out. Structural Engineer Report is not even that expensive relatively speaking! Once you get a proper report you can talk to different contractors and compare quotes. I worked with a reno crew that did lot of interior post & beam made from LVLs to replace load bearing walls. The principle is simple. Ya also gotta run more posts below the floor it stands on into the basement and spread the weight.
Seconding what everyone else has been saying. Even working in general construction, even if I think I know what I'm doing, I'll still have an engineer come out to look at stuff like this to confirm my plans and possibly even provide me with some sketches. And that's if I'm working on my own place without permits. I would not do this for a paying client without permits.
Load-bearing wall tear-down and replacement with beam If you haven't discussed this with a certified Professional Engineer, you're fucking things up by the numbers. Penny wise, pound foolish. Pay the engineer $1,000 for stamped drawings, or at least an email to the contractor,. Or pay tens of thousands later when the wall/ceiling sags because Jesse Joe Bubba Jim Bob fucked up.
Post some photos and your buddy should explain how he found it is load bearing. You typically don't 'find' something is load bearing unless there are extra structural components like headers, beams and extra studs.
$1000.to tear off and dispose of some drywall sounds crazy As far as your load bearing wall, I think you're getting into the territory of needing a permit and maybe consulting a structural engineer. You're throwing money away buying framing and a beam if we aren't exactly sure what is needed. I'm concerned because the "buddy" you're trusting to guide you is the same one who shook you down for $1k for some drywall. He wants another $2500 to tear down the framing. Not sure what sort of "temp wall" he has in mind. What thought has been given to anything running in the old wall (eg electrical) and putting it in the final new wall? Is this buddy going to do it himself ? I'm also worried this buddy may not be licensed or insured...? I think you should be sure of what you want the final product to be, get a permit, get a few legit contractors to bid it out.
- hire a SE to do the calculations and design for the beam AND the supporting posts required and ANY footing that may be needed
Can't recommend anything without seeing the space first BUT If you're just putting the walls back up, take the opportunity to put in rockwool, solid core doors, and use thicker drywall so that they are more acoustically insulated. It's going to be pretty beneficial once the family gets bigger.