Mason,

I have a small (1400 sf) old Cape. There is a wall with a double-door opening that separates the living room from a small sunroom. Around the corner from that, there is a tiny bathroom and corridor that separates that sunroom from the kitchen. I'd really like to remove the wall and the bathroom and open the whole space up. My question is, what are the factors that need to be considered to do this and keep my house from falling down? I hear the term "load bearing wall" and don't really know how to tell. And, what if it is? Can I still open up the space? 

This clearly is a job for a pro -- but what kind of pro? A contractor? or do I have to have an engineering assessment first? And who does that?

Thanks, man!

Rudy G.

Rudy,

Yessssss, sweet demolition!  What real man does not want to go at it with a sledgehammer?  Yes, hire a pro, but make sure you have him allow you a few well-placed whacks at the plaster.

Don't let the prospect of a "load-bearing wall" hold you back.  These can be removed as handily as any other... it's just a matter of how.  You describe the obstructing bath as "tiny".  I infer that the walls to be removed are likewise modest in length.  Even if one of those walls should prove to be load-bearing, the resultant non-supported span shouldn't require much in the way of a new supplemental shoring (such as a little wood beam) to hold-up that structure.

So, yes, there is a bit more work involved in removing a load-bearing wall, but the scenario you describe should be a relatively small consideration.  The longer the span (width of non-supported opening), and the more substantial the loads above, the beefier the new bearing members must become.  We've opened-up 25-foot openings with two stories of brick above them, and THAT'S a costly, nail-biter of a job!

Oh yeah, where to start (I got sidetracked, didn't I?)?  Hire a contractor or an Architect / designer that you like and trust.  They will understand your objectives and see the whole picture.  They may be able to tell from the layout whether or not you have a bearing condition.  If it is clear, and minor, they may be able to derive a simple engineered solution.  If the conditions are more complex, or uncertain, some exploration might be in order (ie:  remove a bit of ceiling to examine the structure).  They should be able to arrange for the assistance of an engineer if required.

A side note, older homes are structurally a little trickier than newer ones in this regard.  New homes are so simply and predictably engineered and constructed, that forecasting "what's behind the walls" is a relative no-brainer.  "Old time" residential construction is often quirky - engineering may have been non-existent, and framing may have been configured from whatever was on-hand.  Dealing with the plumbing, wiring and modifications of the same over the years may be as difficult as the structural matters.  Like a specialist about to start surgery, one may not know exactly what will be encountered, but an experienced professional eye should be able to give you a likely assessment of your situation before making the first cut.

A good contractor, following an engineered design solution, should be able to handle the transformation.  It sounds potentially invasive, but not necessarily difficult.

Let's get 'er opened-up!  Go for it!!

Mason

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