Structural Wall Removal contractor —
Seattle & Puget Sound.
Every load-bearing removal starts with a structural engineer's stamped detail. We size beams, pre-build temporary shoring, and replace bearing in a single shift to minimize exposure.
Every load-bearing wall removal starts with a structural engineer's stamped detail. We size beams, pre-build temporary shoring, and replace bearing in a single shift to minimize exposure. The process is well-controlled — it just requires the right engineering and the right crew.
Most Seattle homes built between 1920 and 1980 have load-bearing walls between the kitchen and living room. Removing one creates the open-concept layout buyers expect today, and adds the single biggest perceived-value upgrade in a remodel.
What we build
SCOPE- 01Engineer-stamped detail
- 02Temporary shoring
- 03LVL / glulam / steel beam
- 04Column transfer to foundation
- 05Permit + inspection
- 06Drywall + ceiling re-finish
Phased process
PROCESS- 01
Engineering
Structural engineer evaluates loads, sizes beam (LVL, glulam, or steel), specifies column transfer to foundation.
- 02
Permit
Building permit with stamped structural drawings filed with AHJ.
- 03
Shoring
Temporary shoring walls built parallel to load-bearing wall, transfer load before demolition.
- 04
Demo
Remove drywall, plumbing, electrical from wall. Selectively cut studs to clear beam pocket.
- 05
Beam install
Lift beam into pocket, set on temporary cribbing, transfer load. Install columns and connectors per engineer.
- 06
Inspection + close-up
Structural inspection signs off, then drywall, ceiling reset, and finish.
Spec sheet
SPEC- +LVL beam (Trus Joist Microllam, Boise) up to 22 ft span
- +Glulam (Anthony, Calvert) for exposed architectural beams
- +Steel W-beam or HSS column where LVL won't span
- +Simpson Strong-Tie post bases, column caps, connectors per engineer
- +Microllam header or built-up LVL multi-ply assembly
- +Concrete pad footing (sized to engineer) at column locations
Cost drivers
COST- Beam material (LVL → glulam → steel)LVL $1,500–$4K → glulam $3K–$8K → steel $4K–$15K
- Span length12 ft beam $1,500 → 22 ft LVL $5K → 28 ft steel $12K
- Multi-story load transfer+$5K–$25K for second-floor or roof load transfer to foundation
- Column footing in basement+$1K–$4K per column for concrete pad footing
- Ceiling reset (flush vs dropped beam)Flush install +$3K–$8K for additional engineering and labor
Codes & permits
COMPLIANCE- IRC R301 (loads)
Engineers calculate dead load, live load, and snow load for the beam. PNW snow load is moderate but must be included.
- AHJ stamped drawings
All load-bearing wall removals require permit with engineer's wet-stamped drawings. We file with SDCI / county AHJ.
- Column to foundation
Load transfers from beam to columns to foundation. Existing foundation often needs a pad footing addition — engineer specifies size.
Is structural wall removal the right call?
- →Closed-off kitchen / living room layout (most common request)
- →Opening between living and dining rooms
- →Removing a wall between two small bedrooms to create a primary suite
- →Basement finish creating open recreation space
Wall Removal questions
FAQQ.01
How do I know if a wall is load-bearing?
Generally: walls perpendicular to floor joists are load-bearing; walls parallel are not. But exceptions exist (ridge beams, transfer beams, knee walls). Always confirm with engineer before assuming.Q.02
Can you remove a wall and have a flush beam?
Yes — beam pocketed up into the floor system above so the ceiling stays flat. Adds engineering complexity and 30–50% to beam install cost vs dropped beam.Q.03
How long does a wall removal take?
1–3 weeks total: 1–2 days for shoring, 1 day for demo and beam install, then drywall, ceiling, and paint. Most disruption is the dust, not the time.Q.04
Will it pass inspection?
Always, when engineered properly and installed to drawings. We schedule inspection at the right point in the sequence — typically after beam is set and before drywall closes the assembly.
Official resources & sources
- Source ↗IRC R602.10 — Bracing
- Source ↗WSEC 2021 Residential Energy CodeEnvelope, HVAC, hot-water and air-sealing requirements
- Source ↗WA HB 1110 — Middle housing lawStatewide middle-housing zoning preemption
- Source ↗WA HB 1337 — ADU statewide rulesTwo-ADU baseline, no owner occupancy, parking limits
- Source ↗WA Dept. of Commerce — ADU resources
- Source ↗WA L&I contractor license lookupVerify Golden State ADU Builders Inc · GOLDESA747LZ
- Source ↗Washington State Building Code CouncilStatewide adopted codes (IRC, IBC, WSEC)
Ready to scope your wall removal project?
Send a paragraph and the address. A licensed PM replies within one business day with next steps.
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