Key Takeaways
- Expert insights on open concept kitchen remodel: costs, structural considerations, and financing
- Actionable strategies you can implement today
- Real examples and practical advice
Open Concept Kitchen Remodel: Costs, Structural Considerations, and Financing
The open-concept layout has dominated American home design preferences for over a decade—and it's not fading. Homes with connected kitchen-dining-living areas feel larger, work better for entertaining, and consistently outperform closed-plan homes in buyer surveys and listing traffic.
If your home still has a walled-off kitchen from a previous era, opening it up could be one of the most impactful—and financially rewarding—renovations you pursue. It can also be one of the most complex, depending on what's inside those walls.
This guide covers everything: the structural realities, real cost breakdowns, permit requirements, ROI data, and the best financing approaches.
What Makes an Open-Concept Remodel Complex?
Removing kitchen walls sounds simple. It often isn't—because those walls may contain:
- Load-bearing structural elements that support the floors or roof above
- Plumbing lines (supply and drain pipes running through the wall)
- Electrical wiring (outlets, switches, and dedicated circuits)
- HVAC ducts (heating and cooling air distribution)
- Gas lines (in homes with gas ranges)
A non-load-bearing wall with no utilities can be removed for $1,000–$3,000. A load-bearing wall with a gas line, electrical, and plumbing can cost $15,000–$50,000+ to address properly.
Understanding what's in your walls before you budget is the single most important step in planning this project.
Is the Wall Load-Bearing? How to Find Out
Indicators it may be load-bearing:
- The wall runs perpendicular to floor joists
- It's located in the center of the house
- It aligns vertically with walls or beams on other floors
- It has walls or posts directly above or below it
How to confirm:
- Look in the attic or basement/crawlspace for beams or joists that terminate at the wall
- Pull building permits from when the home was built—original blueprints sometimes indicate structural walls
- Hire a structural engineer: Cost $400–$800; this is money well spent before opening walls. Their letter becomes part of your permit application.
A structural engineer will specify the exact beam size needed to span the opening—typically a steel I-beam (LVL) or engineered lumber (LVL beam)—and the required post/column footings.
Complete Cost Breakdown by Wall Type
Scenario 1: Non-Load-Bearing Wall, No Utilities ($3,000–$8,000)
This is the best-case scenario—rare in kitchens, but possible with a small pass-through wall.
| Work | Cost |
|---|---|
| Demo and disposal | $500–$1,500 |
| Drywall patch and paint | $1,000–$3,000 |
| Flooring match/extension | $1,000–$3,500 |
| Permit | $200–$500 |
| Total | $2,700–$8,500 |
Scenario 2: Load-Bearing Wall, Some Utilities ($15,000–$35,000)
The most common scenario in a typical kitchen wall removal.
| Work | Cost |
|---|---|
| Structural engineer fee | $400–$800 |
| Demo and temporary support | $1,500–$3,000 |
| LVL beam installation + posts | $4,000–$12,000 |
| Electrical rerouting | $1,500–$4,000 |
| Plumbing rerouting | $2,000–$6,000 |
| HVAC duct rerouting | $1,000–$3,000 |
| Drywall, paint, finish work | $2,000–$5,000 |
| Flooring extension to match | $2,000–$6,000 |
| Permit fees | $500–$1,500 |
| Total | $14,900–$41,300 |
Scenario 3: Major Structural Work + Full Kitchen Update ($45,000–$100,000+)
If you're opening the space and updating the kitchen simultaneously (new cabinets, countertops, appliances, island):
| Added work | Cost |
|---|---|
| New kitchen island | $3,000–$10,000 |
| Cabinet replacement | $8,000–$25,000 |
| Countertops | $3,000–$8,000 |
| New appliances | $3,000–$10,000 |
| Lighting (pendant + recessed) | $2,000–$6,000 |
| Grand total with full kitchen | $45,000–$100,000+ |
The Island Question: Do You Need One?
Open-concept kitchens almost always benefit from a kitchen island—it defines the kitchen zone, provides storage, adds prep space, and creates a natural gathering spot. But islands add cost and complexity:
Moveable/freestanding island: $500–$2,500. Flexible but doesn't integrate with cabinetry.
Custom-built island: $3,000–$10,000. Matches kitchen cabinets; can include storage, seating overhang, prep sink, and trash/recycling.
Island with sink: Add $2,000–$5,000 for plumbing rough-in and fixture. Requires permit.
Waterfall island with stone slab: Add $3,000–$8,000 for premium material and fabrication.
The island is also where many homeowners incorporate pendant lighting—a $500–$2,000 addition that dramatically improves the room's visual appeal.
Flooring: Matching or Replacing?
Opening up a kitchen almost always exposes a flooring discontinuity—the kitchen floor may be different material or may have gaps where the wall was removed.
Options:
- Replace all flooring in the connected space for a seamless look: Most impactful but most expensive ($4,000–$15,000+ depending on size and material)
- Match existing flooring in the opened area: Works with hardwood (if you can source matching boards); harder with tile or older flooring
- Use a contrasting material as a "zone" marker: A different tile in the kitchen area can look intentional and define the cooking zone
Luxury vinyl plank (LVP) is the most practical choice for kitchen areas due to water resistance—and it's available in a huge range of wood-look styles that blend well with adjacent rooms.
Lighting: Open Plans Require More Planning
Removing a wall also removes wall-mounted light switches and may eliminate overhead lighting. Open-concept spaces need:
Ambient lighting: Recessed LED lighting throughout the combined space. Budget $100–$200 per recessed light installed (including wiring).
Task lighting: Under-cabinet LED strips for the kitchen work area ($300–$800 installed).
Accent/pendant lighting: Over the island and/or dining area ($500–$3,000 for high-quality pendants).
New switch placement: With walls gone, switches need rerouting. A smart lighting system (Lutron Caséta or similar) can eliminate the need for physical switch placement in some areas.
Permits: Why You Can't Skip Them
An open-concept remodel involving structural changes always requires building permits. Unpermitted structural work:
- Can void [homeowners insurance](/blog/homeowners-insurance-complete-guide) coverage for structural failures
- Must be disclosed when selling (and can kill deals)
- May require expensive after-the-fact inspections and corrections
Permit fees are typically $500–$2,000 depending on jurisdiction and project scope. The permit process:
- Submit permit application with structural engineer's drawings
- Plan review: 1–4 weeks
- Permit issued
- Demo and begin work
- Rough-in inspection (before walls are closed)
- Final inspection (after all finish work is complete)
A good general [contractor](/blog/diy-vs-contractor) handles permit applications as part of their service.
ROI: What Does an Open-Concept Remodel Return?
Open-concept conversions don't have a clean separate line in national cost-vs-value studies, but the research is clear:
- NAR 2024: 85% of agents report that open-concept floor plans are "very important" or "somewhat important" to buyers
- Zillow listing analysis: Homes describing "open concept" in listing descriptions sell for 7.4% more than comparable closed-plan homes
- Appraisal impact: Opening a kitchen adds the square footage of the removed wall's footprint to usable floor area, and improves the functional rating of the layout
Estimated ROI: A $20,000–$35,000 open-concept kitchen conversion typically adds $25,000–$55,000 in perceived value depending on market—a 75–120% return.
In markets where open-concept is standard for the price point, the ROI is "not losing value" by being the only closed-plan home competing with open-concept homes.
Financing an Open-Concept Kitchen Remodel
HELOC: Best for $20,000–$75,000 Projects
A HELOC is ideal for this type of project:
- Pay structural engineer, then contractor in stages
- Draw only what you need as each phase completes
- Competitive rates vs. contractor financing or personal loans
- May be tax deductible as a home improvement
See [[HELOC for Kitchen Remodel](/blog/heloc-for-kitchen-remodel)](/blog/heloc-for-kitchen-remodel) for eligibility details and requirements.
[Home Equity Loan](/blog/best-heloc-lenders-2026)
If your contractor gives you a firm all-in bid and you want fixed payments, a home equity loan provides predictability. Rates are comparable to HELOCs; lump-sum disbursement.
[Cash-Out Refinance](/blog/cash-out-refinance-guide)
Only consider if your existing mortgage rate is above current market rates. The break-even on refinance closing costs requires several years—not ideal for a standalone [renovation](/blog/bathroom-renovation-cost-guide) project.
Finding the Right Contractor
An open-concept kitchen remodel requires a general contractor with structural remodeling experience—not just a kitchen remodeler or carpenter.
What to look for:
- Experience with load-bearing wall removal specifically
- Licensed, insured, and willing to pull permits
- References from homeowners who did similar projects
- Familiarity with the structural engineer and permit process in your jurisdiction
Get 3 bids. Bids should include line items for structural engineer, permits, demo, beam installation, utility rerouting, drywall, flooring, and finish work—not a single number.
Related Articles
- HELOC for Kitchen Remodel
- Kitchen Remodel Cost Guide 2026
- Should You Remodel Your Kitchen Before Selling?
- [[Kitchen Renovation ROI](/blog/kitchen-renovation-roi) Guide](/blog/kitchen-renovation-roi)
- Home Renovation Permits Guide
- [[HELOC for Home Improvement](/blog/heloc-for-home-gym-conversion)](/blog/heloc-for-home-improvement)
Bottom Line
Opening your kitchen to an adjacent space is a transformative renovation—and one of the most impactful things you can do for both livability and resale value. The complexity and cost depend almost entirely on what's inside those walls, which is why a structural engineer consultation is step one.
Budget $15,000–$50,000 for the structural conversion, plus additional costs if you're updating the kitchen simultaneously. A HELOC is the most flexible, cost-effective financing option for most homeowners. Start with your equity at HonestCasa and build the open, connected home you've been envisioning.
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