Open Floor Plan Reconfigurations in Detroit, MI

Removing dividing walls between kitchens, formal dining rooms, and living areas.

Open Floor Plan Reconfigurations for Detroit Homes

Open floor plans are among the most common reasons Detroit-area homeowners remodel, and they are also where older housing stock demands the most care. Many kitchens in pre-war brick houses are separated from dining rooms and breakfast rooms by walls that carry floor or roof loads. Removing them safely means an engineered beam, temporary shoring, correct bearing at both ends, and often a post and footing down through the basement.

The right sequence begins with investigation. We look at framing direction, what is above and below the wall, and what runs through it: plumbing stacks, gas lines, electrical circuits, and ductwork. In a plaster-and-lath home, demolition and patching are heavier than in drywall construction, and in homes built before 1978 the paint may require lead-safe work practices. A Michigan-licensed engineer or architect typically sizes the beam where required, and the City of Detroit's BSEED or the suburban building department reviews the plans and inspects the work.

A completed opening also raises finish questions: how to blend plaster ceilings with new drywall, how to handle flooring transitions between rooms, and how to align new lighting and ventilation with the larger space. Planning those details with the structural work, rather than afterward, is what separates a seamless opening from one that looks patched.

Detroit-Specific Considerations

• Brick-and-plaster houses in Detroit's older neighborhoods often have bearing partitions that look like simple walls, so engineering is typically required before removal.
• BSEED and suburban departments typically require permits and plans for structural alterations, and engineered drawings from a Michigan-licensed professional are often requested for beams.
• Footings and basement conditions matter in a region with a freeze-thaw cycle, and existing foundations should be checked before adding new point loads.
• Pre-1978 houses require lead-safe work practices for paid contractors disturbing painted surfaces, and plaster demolition raises dust-control requirements.
• Plumbing stacks, gas lines, and ductwork inside walls frequently need rerouting, which adds to scope and should be investigated before pricing.

Our Open Floor Plan Reconfigurations Process

1. 1. Investigate the wall

   We assess framing, load path, and utilities, using access from the basement and attic, and plan selective exploratory openings where needed.

2. 2. Engineer the beam and supports

   A Michigan-licensed engineer or architect designs the beam, posts, and footings, producing drawings suitable for permit submission.

3. 3. Permit and prepare

   We submit drawings to the city or suburban department, set up dust and lead-safe containment, and arrange temporary shoring.

4. 4. Remove, install, and inspect

   The wall is removed in a controlled sequence, the beam and posts are installed, utilities are rerouted, and rough inspections are completed.

5. 5. Repair and finish

   Plaster and drywall are patched, ceilings are blended, flooring is transitioned, and the new opening is finished to match the house.

Investment Range

• Mid-range: $35,000 – $55,000
• Custom high-end: $55,000 – $90,000
• Luxury full gut: $95,000 – $150,000+

Neighborhoods We Serve

• Palmer Woods
• Boston-Edison
• Royal Oak
• Birmingham
• Grosse Pointe
• Troy

Related Services

• Cabinet Refacing & Custom Builds
• Designer Countertops & Backsplashes
• Luxury Bath & Tile Renovations