quote:
Sounds like you are on the right path with the cased opening. This would be simplest by far to do after the fact. Not sure if you would be doing after house is completely done with flooring laid. Removing entire wall after flooring is laid would be a pain and most likely wouldn't look right.

Right. House would be totally finished. Any idea what it would cost to put a cased opening there?

Thanks for all the advice guys.

quote:
Have you already signed a contract this early in the construction? A builder shouldn't be hesitant to change it at this point - just negotiate a price with him to take out the wall and place a beam there. If he is, he's a dick and I wouldn't want to deal with him. There's going to be several more things you'll come across that you may want to change, and any good builder will work to please you (as long as you don't go crazy on him). Good luck and keep us posted.

Yes. Unfortunately it's a spec house builder and they're not willing to change the floor plan at all, and they developed the neighborhood (think Horton, DSLD, etc.). I like the plan, I just hate that wall.

This post was edited on 3/21/17 at 3:36 pm

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Posted by SCwTiger

armpit of 'merica

Member since Aug 2014

5857 posts

Posted on 3/21/17 at 3:42 pm to bluemoons

There is no way in hell I would let this go any further in the process. If you want the opening moved or enlarged, NOW is the time to do it. Nothing is going to cave in or collapse. Matter of fact, there is zero load on the plate right now. How much weight do you think that 2x4 wall and two headers were designed for?? Not any more than a simple beam could support. It's basically just a little larger header, and you can bet there is no special foundation support other than a continuous beam under that wall.

If I lived closer, I'd come change it after he left in the afternoon, and you could tell him you didn't know what happened.

The more I look at that pic and think about your simple request, the more ridiculous your builder seems.

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Posted by Chuker

St George, Louisiana

Member since Nov 2015

7544 posts

Posted on 3/21/17 at 3:44 pm to bluemoons

quote:
cost to put a cased opening there?

under a thousand and over 400.

Seems like you said a counter would be going next to one wall so that could complicate things as far as mechanicals (pluming ect) that might end up in wall.

The simplest scenario would be if wall is nothing but empty studs and maybe an electrical wire or two.

The carpenter would need to install short header under studs that are removed. Then casing would be trimmed out around opening. Drywall would need to be replaced/mudded at least around new header.

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