Claire Wills, Real Estate Pro in Oakland, CA

How much does it cost to knock down a wall that separates the kitchen from the dining room to create a better flow for a small home?

Asked by Claire Wills, Oakland, CA Thu Jun 28, 2012

Any advice or contractors referral would be greatly appreciated. Thanks!

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Answers

8
Before you consider knocking down a wall, you probably should determine if that is a load-bearing wall.

And remember that anything that is considered a structural change will require a permit.

You can call some of these folks to get an idea of what you can do

Sing Sing Construction - 510 748 0699 Chee Chan (a lot of realtors and agents use Chee who is a general contractor)

Check out http://www.luisathertonconstruction.com
Lou Atherton, General Contractor - 510.543.7511
info@luisathertonconstruction.com

Tom Carroll
http://www.diamondcertified.org/report/carroll-construction
Office: (510) 523-1968

Good luck
1 vote Thank Flag Link Thu Jun 28, 2012
Thanks Pacita, you always give me great recommendations!
Flag Thu Jun 28, 2012
Take note of electrical and plumbing as that expense to reroute can far outweigh the removal cost of the wall. Another consideration is the flooring on each side of the wall will need to be addressed so that it runs continually throughout. That goes the same for the ceiling. If its textured/pattern get a professional to match it up. Crown molding in in one of the rooms might also lead to an interesting decision to match or remove the trim in the other room. Don let those cost and details dissuade you, I love an open floor plan when its done right!
0 votes Thank Flag Link Fri Mar 27, 2015
I agree with some of the other commenters. Most walls are built for a reason and should probably be left alone. If it is bearing a load, you might destroy a lot of structural integrity. Have you got an inspection done for the wall? http://mortoncontracting.com
0 votes Thank Flag Link Fri Mar 27, 2015
How much does a sledge hammer & a saw cost? :)
0 votes Thank Flag Link Wed Mar 20, 2013
It's typically major work to remove a wall to create a "California" kitchen. Done right, it can really enhance a home's livability. A much less expensive option is to open up a "pass through" in the wall. It is best to have a counter top that passes through... functionally linking both rooms. Shutter can also be added to close off the kitchen... when the cook wants privacy.
0 votes Thank Flag Link Tue Jul 24, 2012
Other things to consider to add to my colleagues......

Is there plumbing within the wall void that would need to be moved? This could be costly since it would entail possibly breaking into the foundation.

Are there electrical outlets within the wall on either side? This would require rerouting the electrical

There are too many variables to give anywhere close to an accurate guess....Best bet is to have it assessed by more than 1 licensed contractor and compare bids...
0 votes Thank Flag Link Sat Jun 30, 2012
Hi Claire,

This number could be all over the place. Getting realtor's price guesses is not going to be very helpful. You really need a Licensed Contractor to come look at it. He/she needs to determine if this is a load bearing wall, which would require redistributing the weight load, compensating for the loss of framing that currently exists. This costs more money. And, if it is weight bearing, it would be wise to be sure a permit is taken out for this work, because any future buyer who does their diligence, is going to find out this wall was taken out, and then see it was done without permits, and surely be concerned, (rightfully so). And a load bearing wall removal will require more drawings for the City Building Dept. and take more time.

Also, type of materials, and finishes will make a difference.

My best advice, just have a contractor look at it. I would not rely on any prices given here or anywhere for this work. Too big a range and too many variables.

Good luck!
0 votes Thank Flag Link Sat Jun 30, 2012
This number could be quite variable. I would find a local contractor in your zip code (search remodel and your local zip code) to get an accurate answer. http://www.naplesrealestateguys.com/
0 votes Thank Flag Link Thu Jun 28, 2012
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