Knock Down a Wall for an Open Floor Plan
Posted on Wed, Dec 07, 2011
If your home was built within the last decade, odds are it was designed with an open plan. The kitchen flows seamlessly into the family room, and few walls separate the living and dining areas. But what if your home is older? In the 1970s and ‘80s, houses were often built with a separate great room, separate small living room, separate small dining area and a kitchen walled off from the rest. Today, many owners of those houses want the flexibility of an open plan, and they are knocking down walls to get it. Kitchens are frequently merged with other rooms to create a larger, more inviting family area.
Knocking down a wall may seem pretty easy, but doing the demolition and rebuilding, and figuring out how to decorate the new combined space can be complicated, says Vern Yip, designer for HGTV. He says planning is vital and this one is best left to a professional.
Challenges and Costs
Demolishing a wall doesn't have to be expensive or complicated, assuming nothing is hidden inside. But it's likely there is some mix of electrical wiring, heating ducts, plumbing or even sewer and gas lines snaking through the wall's interior. Those items will need to be rerouted. And new electrical outlets will need to be installed elsewhere—perhaps in the floor, to make up for any that are removed.
Another potential cost: Walls originally built before 1978 probably have a base layer of lead paint. Even if they've been repainted since then, the removal must be done in compliance with safety guidelines. A certified remodeler can test for lead and remove it properly. Most important, a load-bearing wall (which kitchen walls often are) will have to be replaced with architectural columns or some other type of support. So it's wise to have the wall assessed by an expert before doing any demolition.
Design Implications
From a design perspective, knocking down a wall brings opportunity. Vern Yip added, "A home always seems much larger with fewer walls, even though you haven't expanded your exterior envelope. You open the possibility of more natural light pouring into parts that previously couldn't access natural light." But once a wall is down, you don’t have functional separation, so it all needs to work together. A kitchen and family room may both need to be redecorated if they're now connected. Furniture can be used to delineate specific areas, but homeowners may not know how to accomplish that. In advance, you can lay out your furniture as if you've already removed the wall, so you know it is going to work for you. Depending on the cost, a designer may suggest including a column just to define the space.
Contact John Moore Renovation & Trust the Professionals
Opening up the space in your home may be well worth the effort, as it may add to your home’s resale value. Consult the John Moore Renovation-John Moore Renovation experts, so you can be assured all aspects of your home are considered in the renovation process. With John Moore Renovation, we guarantee your satisfaction! Schedule a FREE home renovation consultation today!