Load bearing wall removal in the Town of Addison

Addison packs a lot of housing types into a small town: townhomes, condos, garden homes and established single-family streets. The wall people want gone is usually the same one, though: the wall that closes the kitchen off from the living area.

We remove that wall safely, with a beam designed by a licensed engineer, so the rooms read as one space without adding square footage.

Why Addison homes need a different plan

In a detached house, the main question is what the wall carries. In a townhome or condo, there’s a second question: what the wall shares. Before we quote any Addison home, we confirm whether the wall is interior, shared with a neighbor or part of the building’s structure, because that decides what can be removed and who has to sign off.

Townhomes and shared walls

Many townhomes are long and narrow, with the kitchen in the middle and the stairs along one side. The interior wall between the kitchen and the living room often carries the floor above, and it’s usually the best candidate for opening.

The walls you share with your neighbors are a different story. Party walls are typically fire-rated and part of the building’s structure, so we leave them in place and work only on the interior walls inside your unit.

Condos and association approval

In a condo, the structure usually belongs to the association, not just the owner. Most condo associations want to see an engineer’s plan before anyone touches a bearing wall.

We provide the engineered drawings and a written scope your association can review. Once they approve, we file the permit and schedule the work around the building’s rules for deliveries, parking and work hours.

Midway Meadows and other 1980s streets

Midway Meadows was built in the 1980s, and houses from that decade across North Dallas often share a layout: a formal living room at the front, a separate dining room and a kitchen tucked behind a wall with a pass-through or a short bar.

Removing that kitchen wall is the most common request in houses like these. The engineer checks whether the wall supports ceiling joists, roof loads or both, and sizes the beam to match.

Bellbrook Estates and larger single-family homes

Bellbrook Estates has some of the larger single-family houses in Addison, built from the 1970s onward. Bigger rooms mean longer spans, and longer spans need deeper beams or steel.

In houses like these, homeowners often want to open the wall between a formal living room and a den, or between the kitchen and a family room with a fireplace. We plan the beam and posts so they line up with the rooms instead of interrupting them.

Garden homes in Les Lacs

Les Lacs dates to the early 1990s and includes garden homes, which typically sit on smaller lots. In a smaller footprint, every wall matters: taking out one wall can make the kitchen, dining and living areas feel twice as open.

Some garden homes have tight attic space to work in, so we check the framing above the wall early. That tells us whether a flush beam hidden in the ceiling is practical or whether a dropped beam is the better fit.

Reading the ceiling before we quote

Where the ceiling joists run, where they overlap and where the roof braces land all tell us whether a wall is load bearing. In a two-story townhome, we also look at what sits upstairs: a bathroom, a tub or a laundry room adds weight the beam has to carry.

Text us photos of the wall and, if you can, the attic or the floor above it. We’ll tell you what we see before anyone visits.

Permits with the Town of Addison

Structural changes like this need a permit in Addison. We file it with the engineer’s plan, schedule the inspection and close it out, so the change is documented for your next sale or refinance.

Tight streets, parking and access

If your townhome or condo community has narrow drives, shared parking or limited space for trucks, we plan deliveries around that, bring beams in sections when the design allows and keep the street and common areas clear at the end of each day.

Staying home while the wall comes out

Most Addison homeowners stay in the house during the work. We close off the work area with plastic, protect the floors from the door to the opening and keep a clear path to the kitchen or bathroom you need.

In a townhome or condo, we also think about the neighbors. Noisy work happens during our normal hours, and we clean up before we leave.

Small kitchens that feel bigger

In a compact Addison kitchen, opening one wall can make room for an island or a longer counter with seating. The new opening also brings light from the living room windows into a kitchen that may only have one small window of its own.

If you plan to add an island, tell us early. Its position can affect where we put the posts and how we route any electrical that used to run through the wall.

Turning a spare room into part of the living area

Many single-family homes in Addison have a small study or formal dining room next to the living room. Many owners would rather have one larger room. Removing the wall between them, sometimes with a short wing wall left in place, gives a bigger space without a full remodel.

Commercial wall removal in Addison

Addison has a large number of restaurants, offices and retail spaces along Belt Line Road and near the Dallas North Tollway. We also remove walls in commercial spaces, with the same engineering, permit and inspection process we use in homes.

Commercial work is usually scheduled around business hours, and the engineer reviews any loads from rooftop equipment or the floor above.

What drives the price in Addison

Every quote includes engineering, the permit, the beam and posts, and the drywall, ceiling and floor patch. Longer spans, two-story loads, plumbing or ductwork inside the wall and condo access rules all add to the scope. You get a written price before any work starts.

How long the project takes

Most walls come out in one day of work. Engineering, the permit and any association approval come first, and they set the overall timeline. We give you a realistic schedule once we know which reviews your home needs.

Questions Addison homeowners ask us

Can I remove a wall in my townhome? Usually, as long as it’s an interior wall inside your unit and not a shared party wall. We confirm which walls are which before we quote.

Does my condo association need to approve it? In most cases, yes, because the association is responsible for the structure. We give them the engineer’s plan to review.

Will I see the beam? It depends on the framing above. Some beams can be hidden flush in the ceiling, and others drop slightly below it. We show you which before work begins.

Book your estimate in Addison

Call or text (469) 436-5680 with photos of the wall and the ceiling or attic above it, or book a free on-site estimate. We serve every part of Addison, from Midway Meadows and Bellbrook Estates to Les Lacs and the townhome communities, plus Farmers Branch, Carrollton and Dallas.