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Old 12-18-2010, 10:53 AM   #1
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Creating Open Floor Plan


Hi guys,
I want to renovate our kitchen/living room in my split-level home. I want to have a completly open floor plan, and am wondering what I need to do to do it. I included some photos of our situation. I do not know if any of the existing area we want to remove is a support wall, and if so, can I install a laminate beam across the span of the the attic to reinforce instead? Also, we want to have the option to build another level above in future years. So I believe we would need to change out the 2x6 joists for atleast 2x10s. Not sure how to do that with the current 2x6 joist running completly from one side to the other right now.
Thanks,
Kevin

Kitchen View Area to be removed

Another Angle with Joist Orientation

View From the Attic - 2x6s for Joints with a 2x12 spanning some but not all

Other side of room

View from Basement

Supports in Crawlspace underneath the kitchen

Further back view of crawlspace with middle support

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Old 12-18-2010, 11:22 AM   #2
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Creating Open Floor Plan


Somewhere in that structure is a load bearing wall. How you would compensate for the wall removed would be determined by an onsite inspection by a competant individual. This person would also engineer a beam for the span and the loads involved.
Internet guesses have no merit.
Ron

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Old 12-18-2010, 12:10 PM   #3
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Creating Open Floor Plan


You are undertaking a relatively complex project, complex because you not only need to compensate for removal of bearing walls, but you have a long term program of adding another story. I recommend you hire an architect to prepare the design. They will likely work with a structural engineer to size the specific beams, develop a plan which can be implemented in steps, and will meet all code requirements.
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