Opening walls in Hurst’s established homes

Hurst is one of the older cities in the Mid-Cities, and a large share of its single-family homes date from the 1950s through the 1970s. Many are brick ranch houses, built with separate rooms for cooking, eating and sitting. Opening them up is one of the most effective ways to update an older house without adding on.

Mid-century ranch houses

A typical mid-century ranch has a long, low roof, a kitchen on one side of the house and a living room on the other, separated by a wall that runs under the middle of the roof. That wall usually supports the ceiling joists. When it comes out, a beam takes over that job, and the rooms join into one.

Because the roof on a ranch house is long and low, the attic can be tight. We still go up and look, because the direction of the ceiling joists decides whether the wall is load bearing.

Older framing, checked in the attic

Houses from the 1950s and 1960s were framed with the lumber and methods of their day, and many have been changed over the decades by previous owners. Before we price a Hurst job, we look in the attic to see how the ceiling and roof are actually framed and whether earlier work changed the loads. The engineer designs the beam for what is really there.

Exposed beams in mid-century homes

Some owners of mid-century houses want the beam to show. A wood-wrapped dropped beam can suit the style of the house, while a flush beam hides in the ceiling for a cleaner look. Which one is possible depends on the span and the load, and the engineer confirms it.

Neighborhoods around Bellaire Drive

Many homes around Bellaire Drive and Bellaire Park date from the 1970s and early 1980s. Houses from those years often have a den at the back and a formal living room at the front, with the kitchen between them. Removing the kitchen wall on the den side usually gives the most open result.

Shady Oaks, Forest Oaks and Woodbridge

In established neighborhoods like Shady Oaks, Forest Oaks and Woodbridge, many homes have a closed kitchen and a separate dining room. Removing one interior wall and replacing it with a beam is often enough to connect the kitchen, dining and living areas.

Many of these homes also have a hallway wall that separates the bedrooms from the living area. Some of those are simple partitions, and we check them during the estimate.

North Hurst and two-story homes

Toward Precinct Line Road and the north side of the city, some neighborhoods are newer than central Hurst and include two-story homes. If a bedroom or bathroom sits above the wall you want removed, the beam is sized for that floor, and the posts carry the extra load down to the foundation.

Kitchens that were never meant to be seen

In many older Hurst homes, the kitchen was designed as a work room, closed off from guests. Opening it means the kitchen becomes part of the living space, so owners often plan new cabinets or an island at the same time. The wall should come out first, so the beam and ceiling patch are done before any cabinets go in.

If you’re not ready to remodel the kitchen, the wall can still come out now. We leave a finished, permitted opening that your remodeler can build around later.

What’s inside an older wall

Older walls can hide cast iron or galvanized drain lines, old wiring, a gas line to the range, or ductwork added after the house was built. We check before we quote. If something needs to be rerouted, it is listed in your written price.

Hurst permits

The City of Hurst requires a building permit for structural work like removing a load bearing wall. We file the permit with the engineer’s plan, schedule the inspection and close it out, so the work is documented when you sell.

Slabs, piers and Mid-Cities clay

Many Hurst homes sit on concrete slabs over clay that moves with the seasons, and older slabs were not designed with a new beam in mind. The engineer checks the slab where each post will land, and if it needs reinforcement, we add a footing first. Where a home is on pier and beam, the engineer checks the piers instead.

Porch posts and covered patios

Some Hurst homes have a front porch or a covered back patio held up by posts in awkward places. Replacing a post with a longer beam opens the view and the space. The engineer checks how the roof above is framed before we plan it.

Room for a growing household

Owners of older houses sometimes want more space without moving. Extending the home or the garage often means cutting a structural opening between the old rooms and the new ones, which we handle with an engineer’s design.

What it costs in Hurst

Your written price covers engineering, the Hurst permit, the beam and posts, shoring and the patch to drywall, ceiling and floor. Older homes that need rerouted plumbing or updated wiring in the wall, or a slab that needs a footing, sit at the higher end. You approve the price before we start.

Timeline

Most walls come out in one day of work. Engineering and the city permit come first and set the overall timeline.

Older homes that need a new footing or rerouted plumbing can add a step, and we tell you about it before the work is scheduled.

The day of the work

We set temporary walls on both sides of the opening to hold the ceiling, remove the old wall, install the beam and posts and take the shoring down once the beam is carrying the load. Then the drywall, ceiling and floor are patched, and the Hurst inspection is scheduled.

Questions Hurst homeowners ask

My house is from the 1960s. Is it too old for this? No. Older houses can be opened safely. The engineer designs for the framing that is actually there, and we add support at the posts where it is needed.

Do I need to leave during the work? No. We seal off the work area, cover the floors and keep a clear way through the house.

Will the floor match where the wall was? We patch the floor where the wall stood. If you’re replacing the flooring, do it after the wall comes out so it runs through without a seam.

Engineering and warranty

A licensed engineer designs and signs off on every beam, and every job has a 12-year written warranty that transfers to the next owner. Because it is in writing and transferable, you can hand it to a buyer at closing. We are insured for structural work.

Book your estimate in Hurst

Call or text (469) 436-5680 with photos of the wall and the attic above it, or book a free on-site estimate. We serve all of Hurst, from the neighborhoods near North East Mall to Precinct Line Road, plus Bedford, Euless and North Richland Hills.