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I want to have a pass-through put in between my kitchen and dining room. I'm not up to doing this myself, but I have no clue what sort of contractor i should be contacting for quotes for this job. Also, if anyone has any idea what sort of money this would be, i'd love some initial info. if it's going to be way out of budget i may not want to waste time getting quotes.
You want a general contractor, framer or possibly a carpenter who does drywall. If you have any electric or plumbing in there, go with the GC.
Basically what needs to be done is the old drywall has to be removed, any electric or plumbing lines rerouted, studs cut and a header put into the opening, then redrywall and finish. Around here, it would probably cost $300-$500 depending on the size and reroutes, for labor and materials. It's pretty much the same installation process as a window, and is not a difficult thing in terms of skill.
The work can become more complicated if the wall is load-bearing. Make sure the people you interview address this issue when discussing what will need to be done to accomplish what you want.
i'm pretty sure there is nothing of importance in this wall. it is an old house though, so it's plaster, not drywall.
i'd love to take the whole wall out and make a big eat-in kitchen, but darnint, that wall is holding up the second floor!
It might be possible to remove a significant portion of that wall even though, from what you say, it is load-bearing. An engineer can come in, look at everything, and give you options.
Were I in your shoes, I would consider this. Sometimes, we end up quite dissatisfied with a half-measure, and it might be worth some extra expense up front to know what can and can't be done.
Definitely don't assume that it's not load bearing. It's an expensive repair if your roof caves in. My
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and I opened up my mom's kitchen from a 30" wide opening to a 72" wide opening. We made sure that we braced the ceiling joists, of course, while we put in place a new header. Wasn't a problem since we didn't have electrical to worry about. If you don't have any electric, etc. issues, it's not that difficult.
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You wrote "that wall is holding up the second floor", then it is a bearing wall taking the "load" of the weight of the second floor. Being so you will need a GC experienced in this area and perhapsan engineer too. The price just went up.
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