Load Bearing Wall Removal in Southern California:

Yes, we provide structural engineering for load bearing wall removals in all Southern California cities. We design the appropriate structural modifications to replace the load bearing wall.

A gravity load bearing wall may also be a shear wall (seismic resisting wall). In this case, the removal of a shear wall would require other modifications of the structure to provide the required lateral resistance to earthquakes.

Fees:

• • • Task #1: Assessment of the layout of the existing structural system (i.e., wood framing configuration, foundation/slab type & geometry) & consultation on various structural engineering solutions available to the homeowner.
      • Option 1: $250 Review original construction drawings (blueprints) if available.
        • We recommend the homeowner submit an official records request with the city or county to obtain these. The process can usually be done online or by emailing the city or county. The process may take over a month for the city or county to determine if the original architect or engineer is still in business and receive permission to release the original construction drawings to the requestor. If the homeowner does not want to submit the formal records request and wait, we may be hired as indicated below.
      • Option 2: $500 Conduct an on-site field visit to determine the layout of the existing structural system.
        • This is required if the original construction drawings (blueprints) are not available.
        • A contractor will need to be present to remove the gypsum board dry wall to determine the wood framing system of the walls and framing system above the ceiling (attic or 2^nd floor framing) in designated areas at the discretion of the engineer.
          • Note for any older homes with lath-plaster walls, a document stating there are no asbestos present in the area of the proposal lath-plaster demo removal must be presented to our engineer prior to entering the home. The document must be provided by a licensed asbestos removal company.
        • Consult with CLIENT on relevant options for structural engineering solutions.
        • Either fee above must be paid in advance online via our invoice method prior to our assessment/consultation.

    IF WALLS ARE DETERMINED TO BE LOAD BEARING OR SHEAR WALLS THE FOLLOWING TASKS ARE REQUIRED. HOWEVER, ONLY UPON WRITTEN COMMUNICATION FROM CLIENT DIRECTING US TO PROCEED AND RECEIPT OF PAYMENT OF 50% OF FOLLOWING FEES, WILL WE CONTINUE TO THE NEXT TASKS.

     

    • Task #2: Perform structural engineering analysis calculations for permit submittal for the following:
      • Design new beams and columns as needed.
        • $400: 1^st beam/column-set
        • $200: per beam/column-set after the 1^st
        • $100 additional fee: per beam/column-set for any 2-story condition
      • Design of new shear walls (if needed).
        • $400: 1^st shear wall (determined if needed after engineering seismic and wind analysis is performed)
        • $200: per shear wall after the 1^st
        • $100 additional fee: per shear wall for any 2-story condition
      • Design of all relevant connections
        • $0 all connections except noted below
        • $400 additional fee: connections for any bi-folding door condition (either hanging or supported on the foundation condition)
      • Design of new foundations or expansions of existing foundations or other similar supports as needed
        • $0
      • Due at completion of this task.
      • Deliverables for Task #2 & #3 will only be released upon receipt of this payment.
    • Task #3: Develop drawings for permit submittal, bid, and construction.
      • Option 1: $1,100 if architectural AutoCAD files are already available for our use.
      • Option 2: $1,100 if original construction drawings (blueprints) or more current drawings showing the floor plans, framing plans, and foundation plans are available as a pdf or hard copy.
      • Option 3: $1,500 if neither of the above are available and we need to draw from scratch.
        • In Option 3, our firm orders a 3D virtual scanning company to scan inside of the house to develop a virtual walk through and a to-scale 2D floor plan for engineering plans purposes. Rather than taking field measurements the old-fashioned way with measuring tape for our engineering drawings/calculations, we use a to-scale auto generated floor plan created by a professional real estate 3D photographic scanner company. We will be contacting a scanning company to do the 3D scan of your home. The fee is covered in your contract with us and we pay them after they are done with the house scan. You will receive a call from them to book an appointment with them. For an example, you can click on this link: https://matterport.com/industries/architects-engineering-construction and we get a floor plan.
      • Due prior to beginning this task.
    • Task #4: Provide plan check responses (if any) to the building department authority having jurisdiction to ensure permit is obtained. $200/hour (if needed)
    • Task #5: , as needed. These services are limited to RFI responses and submittal reviews. $200/hour (if needed)

     

Examples:

HERE ARE JUST SOME A RECENT EXAMPLES OF OUR ENGINEERING OF AN OPEN CONCEPT LOAD BEARING WALL REMOVAL AT THE KITCHEN:

Project in Laguna Niguel:

Another project in Cypress:

Another project in Newport Beach:

 

Mission Viejo: