Opened our main floor by removing a load-bearing wall between the kitchen and living room in our 1968 Toronto bungalow. Posting the full process and real numbers.
The Wall
8-foot wall between kitchen and living room, running perpendicular to the floor joists. Clear load-bearing indicator. Old growth pine subfloor visible through the crawl access confirmed the joists ran perpendicular to the wall.
The Engineering
Hired Entuitive (structural engineering firm in Toronto): $1,200 for a site visit, assessment, and stamped drawings specifying the beam. Their spec: 3-ply 1.75x11.25 LVL flush beam in a new header pocket, carried by doubled-up jack studs to new posts, load path down through the crawl space to a new post and footing.
The Work Scope
- Building permit (City of Toronto, 5 weeks): $480
- Temporary shoring on both sides of the wall while beam goes in
- Open ceiling and wall on both sides (our GC did this, not drywall-damaging demo)
- Install beam pocket, cut new header bearing points
- Install 3-ply LVL (sourced from Metrie, 12 ft length)
- New posts down to crawl space with new footings
- Remove wall framing
- Drywall, tape, mud, prime
- Refinish hardwood through the new opening (matched existing floors)
Cost Breakdown
Structural engineering: $1,200
Building permit: $480
GC labour (beam installation, shoring, framing removal): $8,400
Drywall and finishing: $2,200
Hardwood floor extension and matching: $1,900
Beam material (3-ply LVL): $680
Temporary shoring rental: $320
Touch-up painting: $400
Total: $15,580
The Result
Completely transformed the house. The kitchen now reads as part of the main floor. Natural light from the west windows now reaches the kitchen. Best renovation we’ve done.
What I’d Tell Others
Budget for drywall repair throughout the affected area (more than you think). The hardwood matching was more expensive than expected - colour-matching 55-year-old floors is a skill.