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user49172 03-11-2009 10:33 AM

Wall - LOAD BEARING: How to Move?
I need help to determine my options for opening up a floor plan for a ranch house I want to buy. I am not a construction/engineer, but understand the terminology. Here are my questions and the facts that I have, but I am sure I need more information to figure this out. Help!!
A. Options for MOVING a 29 ft wall , 5 feet SOUTH to expand North side & add 2 openings in the wall.
B. Options for NOT MOVING a 29 ft wall, & add 2 openings in the wall.

C. Options to raise a SUNKEN family room floor equal to rest of the floor plan that is all on the same level.

1.Ranch 1957
2.The 1st floor of the ranch has 4 rooms divided by a large 29 ft wall with 1 (3 ft) opening. I want to open up the floor plan which has a dining room (NW side of wall ), kitchen (NE side of wall), living room (SW side of wall) and SUNKEN family room (SE side of wall).
3.Above 29 ft wall is the ceiling and then the roof. There is no storage above the ceiling just the roof.
4.Below 29th ft wall is a basement. There are 2 steel beams and posts that span the same distance of the walls above and aligned with the wall above.
4a. 1 beam supports the Dining room(NW side of wall) & Living room (SW side of wall)
4b. 1 beam supports the Kitchen (NE side of wall) & SUNKEN family room (SE side of wall). *NOTE: The kitchen is not sunken, but the beam in the basement that supports the NE and SE side of this wall is lower due to the SUNKEN family room. The SUNKEN family room is a 50ís design thing but I want to get rid of the SUNKEN family room.
5. Room Info

Northwest side of 29 ft Wall-Dining Rm
1. 12 x 10. (length x width)
2. 1 duct centered at the top of wall
Northeast side of 29 ft Wall-Kitchen
1. 17 x10 (length by width)
2. There is a fridge and electric stove on this side of wall so probably a couple of outlets

Southwest side of 29 ft Wall-Living Rm
1. 12 x 10 . (length by width)
2. 1 duct centered at top of wall
Southeast side of 29 ft Wall-Sunken Family Rm
1. Family Room 17 x 10 (length by width).
2. 2 ducts at the top of wall equally spaced
3. Room is sunken 5-6 inches , want to raise

6. Wall Description From left(West) to right(East) for this 29 foot wall, here is what is going on:

Wall begins(West )and is attached to the N/S perimeter wall. This wall continues 9ft (East)and then there is one opening about 3 ft wide. This is the only opening in the wall. The wall from the opening continues 3feet and then connects with a small 3 ft N/S cross wall and goes straight east for another 17 feet. We want to get rid of the SUNKEN family room and bring the level up to the same as the rest of the room.

Gary in WA 03-11-2009 04:48 PM

That is great you are so motivated! You really need to consult with a Structural Engineer for most of your plans. Then take it to your local Building Department for a permit/approval. Then you'll have header sizes, additional wall shear bracing ( because of the new openings), possible hold-downs in the new wall, strapping required for up-lift, etc. Happy nail-bending! GBAR

Str8AheadInc 04-02-2017 09:08 PM

Re: Wall - LOAD BEARING: How to Move?
Got any pictures?

JustinK 04-04-2017 07:08 AM

I think your saying the house is 20' wide. With wall right down middle. The ceiling is probably not supporting roof at that width. But you should have someone verify. You will need to add 20' 2x10 ceiling joists from one side of house to other 16" on center. You will be taking down whole ceiling and there will be alot of wiring plumbing and hvac to move. This wi?l be a very big project. Good luck

woodworkbykirk 04-04-2017 07:38 PM

Re: Wall - LOAD BEARING: How to Move?
as gary stated.. consult a engineer.. thats a big project to undertake and will require drawings stamped by a engineer

mrsfixitnow 05-19-2017 04:12 PM

Re: Wall - LOAD BEARING: How to Move?

Daniel Holzman 05-19-2017 04:53 PM

Re: Wall - LOAD BEARING: How to Move?
If I understand the OPS, they have not bought the house yet. I am not sure why the OPS is interested in a detailed engineering discussion about moving walls in a house they have not purchased. Is it to estimate cost, with the goal of determining if the OPS wants to buy the house? Is it to determine if it is possible to remove a wall with the goal of figuring out if the house can be reconfigured to meet needs?

It is always possible to remove or relocate a wall, generally just a cost issue. May require new footings, new beams, new support posts, new joists. The best way to do it always requires a hands on, detailed investigation by an experienced professional. Hard to say anything useful on an internet chat forum, since no one has seen the house.

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