Open Up Floorplan
I am wanting to open up a 70's vintage ranch.
It is real compartmentalized and kinda feels boxy. It also has stairs right in middle of floor we want it moved to side which will allow for tear down of existing walls in middle separating the kitchen from the dining and dining from family etc, etc.
I am fairly handy but dont feel architectual enough to know exact tricks on how to tackle this puppy. I want to get a GC in to bid only the beam supports that will need to span the depth (front to back) of the house. There is a double vault in entry and family room and flat ceiling over rest of floorplan. Any idea of what to expect money wise on the bid? I am scared that there wont be money left after this to finish the rest of remodel?
Oh forgot to put in that besides the walls around stairs there are lots of little half walls 3 to be exact, they have spindles for top half of wall. These are also adding to boxy feeling and I would like to remove them.
Finding out if they bear a load is the first step. I am also unsure how to figure that out. but I want them gone either way, if I have to steel beam the spans or not?
any rehabbers got an idea?
I don't mess with anything that is load supporting. It so happens that my home inspector is an engineer by trade so I usually run things by him before I act. If you start tearing down walls too quickly you might compromise the integrity of the home. I am thinking you may be taking on a little too big of an undertaking to make your money back so make sure you are sure you can make your moeny back. Often only a wall or two is really all that should go.
GOOD LUCK
Sounds like a fun project. But let us go a bit slowly.
First bring in an engineer. No not any engineer. I like to get one that works for the Building Department as a plan checker. I usualy pay him $100 and at least three beers. He comes over and we tap on walls and examine and mark all of the bearing walls that are to be removed and we list the size and length of the beams that have to be implaced.
What you are doing is of course creating what is called "The Great Room" it encompases the kitchen, dining area which can be part bar, then living room and of course at the end the entertainment center which seems now to be the old fireplace area. We used to gather around fireplaces and peer into them looking for a Chameleon er something. Now we look at flat screen television and watch Ryan Seacrest project the new middle american young man of fashion. I like it very much.
Instead of steel keep it warm and ranchy use Gluelams. The engineer will give you the dimensions. They are very pretty just stain them and a little polyurathane and god loves you. You can play with the joins to any necessary posts for an artsy fartsy embelishment. Lots of fun. I hope you have enough money to hardwood the floors. If not do not be afraid to go plywood, the really good Finn Stuff you put a stain and a seal and a finish and you think you went to heaven.
Most of this you can pretty well do yourself. No do not lift the Glulams, get a few of your buddies. Trade them beer and a television look at a saturday game.
Should be really nice. enjoy, nice feeling afterwards.
Lucius 8-) 8-) 8-)
Lufos speaks the truth. Few beers and $100.00 solves a lot of problem. Hick... Cheers.
Sounds great guys I guess I got to get better hooked in with the network of engineers in my area?? I will look into alternatives to steel, of course I would be covering the steel with drywall but if there is a faster slicker way I am all ears.