Load bearing wall removal in University Park

University Park homeowners usually come to us with one of two goals: open up an older house without losing its character, or change the layout of a newer house that doesn’t quite fit how the family lives. Both often involve a load bearing wall, and both need a beam designed by an engineer.

Original homes and newer rebuilds

University Park began as a cluster of homes around SMU in the 1910s and 1920s. Over the following decades, many smaller original houses were replaced with larger ones, so today the city mixes older homes with much newer construction, sometimes side by side.

The two need very different approaches, and we plan for the specific house in front of us before we quote.

Older homes near SMU

The original houses in University Park include Tudor Revival and colonial styles, along with ranch-style homes by Dallas architects like Charles Dilbeck. Houses from that era often have a formal entry, a separate living room and dining room and a kitchen at the back, closed off by walls and a swinging door.

Opening the kitchen to the dining room or a back family room is the most common request. In these houses, the engineer also checks how the original framing was built, since sizes and spacing can differ from today’s standards.

Plaster walls and older framing

Some older University Park homes still have plaster walls and ceilings. Plaster cracks easily when nearby framing moves, so we shore the ceiling carefully, cut cleanly at the edges of the opening and patch to match as closely as the existing surface allows.

We also check for knob-and-tube wiring or old galvanized plumbing inside the wall and list any updates in your written price.

Pier-and-beam floors under older houses

Dallas-area homes built in the first half of the last century were often set on pier-and-beam foundations. When a wall comes out of a house like that, the posts at each end of the new beam need solid support under the floor.

We check the crawl space during the estimate. The engineer may call for new piers or added beams below the floor so the load reaches the ground instead of sagging the floor framing.

Landmark plaques and what they mean

Some Park Cities homes carry a landmark plaque from Preservation Park Cities, a local group that recognizes significant architecture. According to the group, landmarking doesn’t place restrictions on a home, but many owners of these houses still want changes that respect the original design.

We plan openings that keep original trim, arches and ceiling details wherever the structure allows.

Opening a formal dining room

Formal dining rooms in older University Park homes are often used only a few times a year. Widening the opening between the dining room and the kitchen, or removing the wall entirely, turns it into everyday space. A cased opening with trim to match the house is often the best fit for a traditional home.

Second-floor loads in two-story homes

In a two-story house, old or new, bedrooms and bathrooms often sit directly above the main living areas. A wall under that load needs a beam sized for floor weight, not just the ceiling.

On longer spans, the engineer may specify a steel beam or engineered lumber, with posts hidden inside walls on each end.

Old exterior walls inside past additions

Many older houses have been added onto over the years, often with a family room or larger kitchen built off the back. When that happens, the original back wall of the house ends up inside, standing between the old rooms and the new ones.

That wall was built to carry the roof, and it usually still does. Removing it ties the addition into the rest of the house, and the engineer checks how the two roof structures meet before sizing the beam.

Newer homes with big rooms and big spans

Newer construction in University Park often has larger rooms, taller ceilings and complex rooflines. Owners still want changes, like merging a study with the family room or opening a wall between the kitchen and a breakfast room.

Those houses often use engineered floor joists and trusses, so the engineer reviews the original framing plans or what we find in the attic before designing anything new.

Ductwork and plumbing in newer walls

In newer two-story homes, interior walls frequently hide supply ducts to the second floor, drain lines from upstairs bathrooms and low-voltage wiring. We locate everything before we quote, so rerouting is planned and priced instead of discovered on the work day.

Updating instead of rebuilding

For owners of an original house, opening the main living area can be a way to keep the home rather than replace it. A single well-placed opening often gives an older layout the flow people expect today without changing the exterior at all. It also keeps the mature trees, the established yard and the street presence that drew you to the house, while the inside finally works for the way your family uses it.

Permits in University Park

Structural changes like removing a load bearing wall need a permit in University Park. We file it through the city’s Community Development Department with the engineer’s plan, schedule the inspection and close it out, so the change is documented.

Protecting finished interiors

Many homes we work in have finished hardwood floors, custom millwork and built-ins. We lay down floor protection from the entry to the work area, seal off the room with plastic and run dust control throughout the day. Furniture is moved out of the way or covered before we start.

What sets the price

Every quote covers engineering, the permit, shoring, the beam and posts, and the drywall or plaster, ceiling and floor patch. Steel beams, foundation work under pier-and-beam floors, plaster repair and rerouted plumbing or ductwork add to the scope. You get a written price before any work starts.

How long it takes

Most walls come out in one day of work. Engineering and the University Park permit come first and set the overall timeline. Older homes with plaster or pier-and-beam floors may need an extra day for finish work, and we tell you that up front.

Questions University Park homeowners ask us

Can you remove a wall in a house with plaster walls? Yes. We cut and patch carefully and explain where a perfect texture match may not be possible before work starts.

Will the floor stay level after the wall comes out? That’s what the engineering is for. On pier-and-beam houses, we support the new posts from below so the floor carries the load properly.

Can the beam be hidden? Often, yes. In a two-story home it depends on the floor joists above, and we show you the options before the engineer finalizes the design.

Book your estimate in University Park

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 work across University Park, from the streets around SMU and Snider Plaza to Lovers Lane, plus Highland Park, Dallas and Addison.