Change opening size?

3 years ago

last modified: 3 years ago

The prior owner of our house opened up a major load bearing wall between the living room and dining room (prior formal living). We are currently remodeling and i had them open up the walls to remove old paneling and as suspected the wall isnt supported properly. my question now is, I personally want to make the opening smaller to make furniture placement easier. I would just hate to make a choice that would make it harder to sell at some point down the line. the plans arent final but to give an idea of the overall flow and rhe picture are of the space. and while im asking questions should i get rid of the faux beams on my 8’ ceilings?

Sort by:Oldest

Comments (6)

kandrewspa
3 years ago
What is the length of the wall (as viewed from the dining room side) and how wide were you thinking of making the opening? How wide is it now? How wide is the opening on the foyer side? I'm not sure what you mean about furniture placement based on the pictures. The furniture all looks like it's pretty far away from the walls right now.
katexas
Original Author
3 years ago
@kandrewspa the total wall dining room side is about 17’ but its about three on either side of the openkng so we cant put a china cabinet or anything unless its between windows. the pictures are from staging so our furniture is a little different my thought was make it about a five or four foot opening closer to the kitchen side. the architect recommended keeping it centered on the back doors, not what i had in mind. also there is the cost of the structural work and how that plays in now that we need to correct it
Related Professionals
Macon Interior Designers & Decorators · Charlotte Architects & Building Designers · Redding Architects & Building Designers · Morgan City Kitchen & Bathroom Designers · Cincinnati Kitchen & Bathroom Designers · Tyler Kitchen & Bathroom Designers · Willmar Kitchen & Bathroom Designers · Watertown Kitchen & Bathroom Designers · Clarksdale Interior Designers & Decorators · Texarkana Interior Designers & Decorators · Coeur d'Alene Interior Designers & Decorators · Tyler Furniture & Accessories · Fort Dodge Furniture & Accessories · Crestview Flooring Contractors · Baton Rouge Flooring Contractors
3onthetree
3 years ago
I think I see the big items are removing the wall to the kitchen for the island and adding the Office doors. It seems you are headed in the right direction. I haven't really seen Offices open up to formal Dinings in-line with the table, but I don't see many opportunities for something else.
anj_p
3 years ago
I might close up the foyer wall, not the wall into the living room. I don't think a hutch will look good in a corner on one side of the opening to the living room, and if you absolutely must keep it in the dining room, then close up the foyer wall and center the hutch on that wall.

I would get rid of the faux beams.
kandrewspa
3 years ago
I agree with you that if you change the opening to be only 4-5' you should not center it and it should be closer to the kitchen side. That would probably be closer to what it was before the previous owners opened it up. As to whether it would affect resale, who knows. While more openness is probably more popular (the younger generations don't own china cabinets), if the next owner wants to open it back up that will be their problem. If you're planning on being in this house a long time you should suit yourself if you can afford to. I believe there is always a buyer for a clean, well maintained home in a good neighborhood.
katexas
Original Author
3 years ago
I just emailed the engineer we have for other openings to see what beams i need for diffweent size openings. Cost might be my guiding factor here