Open Floor Plan Conversions in Chicago — Removing Walls in Vintage Homes
Chicago's bungalows, two-flats, greystones, and Victorians were built compartmentalized — and most of those interior walls carry load. Here's what it costs to open them up, how to tell a load-bearing wall, the beam that replaces it, and real projects across the city.
Open Floor Plan Conversion in Chicago — Quick Answer
Removing a load-bearing wall in Chicago costs $8,000–$25,000 per opening, including structural engineering, a steel or LVL beam, permits, and finishing. Full open-concept conversions combining kitchen, dining, and living run $75,000–$150,000 when paired with a kitchen renovation. The catch in vintage Chicago homes: most interior walls are load-bearing — homes built before 1950 used them as structural support — so removal needs an engineer, a beam, and a city permit, not just a sledgehammer.
- Single wall opening: $8,000–$25,000 — engineering, beam, permits, utility relocation, finishing.
- Multiple walls (2–3): $25,000–$50,000 — multiple beams, possible posts, more refinishing.
- Full open-concept conversion: $75,000–$150,000 — wall removal plus a new kitchen and unified flooring.
- Timeline: 3–8 weeks for wall removal alone (plus 6–10 weeks permit review); 3–5 months for a full conversion.
- Assume load-bearing until a structural engineer ($800–$2,500) confirms otherwise.
Why Chicago's old homes have so many load-bearing walls
Chicago's vintage homes were built with floor plans that made sense in 1920 but feel cramped today: small, compartmentalized rooms connected by narrow doorways, in an era before cooking, dining, and living were meant to flow together. The fix is removing walls — but here's what every Chicago homeowner needs to understand first. Most walls in pre-1950 homes are load-bearing. Unlike newer construction where interior partitions are common, older homes used interior walls as structural support, so removing one without proper engineering can cause ceiling sag, cracked walls, or worse.
Understanding why your walls exist explains why removing them is structural work. Each classic Chicago type carries load differently:
Chicago Bungalow
Typically 1.5 stories with living space on the main floor and a central hallway with rooms branching off — the classic layout with multiple load-bearing partitions.
Two-Flat / Three-Flat
"Railroad" layout with rooms front-to-back. Each unit was a separate dwelling, with walls dividing living, dining, and bedrooms in sequence.
Greystone
Balloon-frame construction with continuous studs from foundation to roof; interior walls provide lateral bracing and distribute load across 2–3 stories.
Victorian / Queen Anne
Complex plans with parlors, sitting rooms, and formal dining separated by pocket doors and structural walls — often 2–3 stories with irregular layouts.
In a vintage Chicago home, assume it's structural until proven otherwise
Signs a wall is load-bearing: it runs perpendicular to the floor joists, it sits in the center of the home, there's a beam or wall directly below it in the basement, or it supports a wall on the floor above. All exterior walls are load-bearing. Always confirm with a structural engineer ($800–$2,000) before any demolition — this is not something to guess about. For the kitchen-specific version of this question, see our guide to removing a kitchen wall.
What an open floor plan conversion costs in Chicago
Cost varies with how many walls you remove, what's inside them, and how much finishing is required. Here's what we typically see across scopes:
Cost breakdown — what you're paying for
| Component | Cost | Notes |
|---|---|---|
| Structural engineer | $800–$2,500 | Required for permit; designs beam size and placement |
| Chicago building permit | $500–$1,500 | Structural work needs full plan review (6–10 weeks) |
| Steel I-beam (installed) | $100–$400/ft | Strongest; best for long spans (15–20') |
| LVL beam (installed) | $50–$200/ft | Engineered wood; good to ~20' |
| Support columns | $500–$2,000 ea | For long spans; can be wrapped/hidden |
| Electrical relocation | $350–$1,500 | Outlets, switches, junction boxes in the wall |
| HVAC rerouting | $500–$3,000 | Common in vintage homes with wall registers |
| Plumbing relocation | $400–$2,500 | If the wall holds supply lines or a drain stack |
| Drywall & finishing | $1,500–$4,000 | Patching, texture matching, paint |
| Two-story wall removal | $15,000–$30,000 | Far more complex; larger beams required |
Steel vs. LVL — the beam that replaces your wall
The beam carrying the load your wall used to is the most critical component. Here's how the options compare:
Steel I-Beam
LVL Beam
Glulam Beam
Flush (Recessed)
For most Chicago bungalows and two-flats, steel wins
Steel costs more than LVL, but it's slimmer for the same load — meaning more headroom and a cleaner look. In homes with 8' ceilings (common in Chicago), every inch matters. Steel also won't warp, rot, or attract pests. We default to steel I-beams on most vintage wall removals for exactly these reasons.
Get your walls assessed — free consultation
We'll assess your walls, confirm what's load-bearing, discuss your goals, and provide a detailed scope and estimate. From engineering through finishing, one team handles everything.
How a load-bearing wall comes out, step by step
Knowing the sequence helps you plan for disruption and timeline. This is how we approach every load-bearing removal.
- 01Structural assessmentAn engineer analyzes wall location, joists, foundation, and load path, confirms the wall is load-bearing, and designs the beam system. 1–2 weeks · $800–$2,500.
- 02Permit applicationWe submit engineered drawings to the Chicago Department of Buildings. Standard review 6–10 weeks; expedited available. $500–$1,500.
- 03Utility discovery & relocationBefore demolition we find and reroute electrical, HVAC, plumbing, and low-voltage inside the wall — preventing surprises. 1–3 days · $350–$5,000.
- 04Temporary shoringTemporary support walls or posts carry the load while the permanent beam goes in, protecting the structure. 1 day · $500–$1,500.
- 05Wall demolitionWith shoring in place, the wall comes out — drywall, studs, plates. Vintage homes often reveal plaster and lath or knob-and-tube. 1–2 days · $500–$1,500.
- 06Beam installationThe engineered beam is lifted into position and secured; posts added if required; inspector verifies placement. 1–2 days · $2,000–$8,000.
- 07Finishing workWrap or expose the beam, patch ceiling and walls, match texture, paint, transition flooring. Often longer than the structural work itself. 1–2 weeks · $2,000–$5,000.
Three Chicago wall removals we've completed
Chicago permit requirements for wall removal
Any structural modification in Chicago requires a building permit. Here's the checklist:
Chicago wall-removal permit checklist
- Building permit required — all load-bearing removals need Department of Buildings approval
- Structural engineer drawings — stamped plans with beam design, load calculations, and connection details
- Licensed contractor — must be performed by a licensed general contractor
- Standard review timeline — 6–10 weeks for approval
- Expedited review — available for an additional fee
- Inspections — rough framing inspection before closing walls, plus final inspection
- Electrical permit — separate permit if relocating outlets/switches ($200–$500)
- Plumbing permit — separate permit if relocating drain lines ($300–$800)
Unpermitted structural work follows you to closing
It creates failed inspections when you sell, insurance claim denials, liability if something fails, and potential orders to restore the wall. The permit process exists to keep your home safe. We handle all permit applications and inspections as part of the project.
What old Chicago homes reveal when the walls open
Opening walls in pre-1950 homes often turns up things that add cost and complexity — better found during a planned renovation than an emergency.
Knob-and-tube wiring
Many vintage homes still have original knob-and-tube. When exposed, code requires replacement — often in connected circuits, not just the removed wall. Budget an extra $3,000–$15,000 depending on extent.
Plaster and lath
Original walls used wood lath and plaster, not drywall; matching texture takes specialized skill. Many owners use the moment to replace remaining plaster with drywall across the main floor.
Hidden ductwork
Retrofitted HVAC often ran ducts inside walls. Rerouting around a new beam opening can add $500–$3,000 depending on complexity.
Structural deterioration
Opened walls sometimes reveal deteriorated joists, pest damage, or prior "improvements" done wrong. Concerning, but far better to find during a planned renovation than later.
Common questions
How much does it cost to remove a load-bearing wall in Chicago?
A single load-bearing wall removal in Chicago costs $8,000–$25,000, including structural engineering ($800–$2,500), beam installation ($2,000–$8,000), permits ($500–$1,500), and finishing. Two-story wall removal runs $15,000–$30,000. Full open-concept conversions with a kitchen renovation cost $75,000–$150,000. Costs vary with wall length, beam type, utility relocation, and finish quality.
How do I know if a wall is load-bearing in a Chicago vintage home?
In a Chicago vintage home, assume every wall is load-bearing until confirmed otherwise. Signs include a wall running perpendicular to the floor joists, a wall in the center of the home, a beam or wall directly below it in the basement, or a wall it supports on the floor above. All exterior walls are load-bearing. Always hire a structural engineer ($800–$2,500) to confirm before any demolition — this is not something to guess about.
Do I need a permit to remove a wall in Chicago?
Yes. All load-bearing wall removals in Chicago require a building permit from the Department of Buildings, with stamped structural engineering drawings showing beam design and load calculations. Permit review takes 6–10 weeks. Separate electrical permits ($200–$500) and plumbing permits ($300–$800) apply if relocating utilities. Never remove a load-bearing wall without permits — unpermitted work creates serious problems at resale and can void insurance.
How long does wall removal take?
Construction takes 3–8 weeks depending on complexity: 1–2 weeks for engineering, 1–2 days for shoring and demolition, 1–2 days for beam installation, and 1–2 weeks for finishing. Add 6–10 weeks for Chicago permit approval before construction begins. Full open-concept conversions with a kitchen renovation take 3–5 months total. We provide a detailed timeline specific to your project.
What's the difference between steel and LVL beams?
Steel I-beams cost $100–$400 per linear foot installed and span 20+ feet; they're stronger and slimmer than wood, which matters in Chicago homes with 8' ceilings where headroom counts. LVL (laminated veneer lumber) beams cost $50–$200 per linear foot and span up to 20 feet — more affordable, but larger in dimension for the same load. For most Chicago vintage homes we recommend steel for the superior headroom and longevity.
Can I remove a wall myself to save money?
Never attempt to remove a load-bearing wall yourself. These walls hold up your house — improper removal can cause ceiling collapse, structural failure, and serious injury. Even non-load-bearing walls often contain electrical, plumbing, or HVAC requiring licensed trades. Chicago requires permits and inspections for structural work by a licensed contractor. The risk isn't worth any savings.
Will removing walls hurt my home's resale value?
Done properly with permits and quality finishes, open floor plans typically increase resale value, since most buyers today prefer open layouts for entertaining and family living — our conversions consistently deliver 75–85% ROI. Improperly done work without permits can hurt value, because buyers and inspectors flag unpermitted structural modifications. Always use a licensed contractor and pull proper permits.
What if my vintage home has knob-and-tube wiring?
When wall removal exposes knob-and-tube wiring, code typically requires replacement — often in connected circuits, not just the removed wall. Budget an extra $3,000–$15,000 depending on extent. While it adds cost, discovering and replacing old wiring during a planned renovation is far safer than leaving it hidden, and some owners use the moment to rewire the whole floor.
Can I create an open floor plan in a two-flat?
Yes — it's one of our most popular projects. Chicago two-flats have a railroad layout with rooms front-to-back separated by load-bearing walls; removing them creates open living/dining/kitchen space that transforms cramped units into modern homes. If you're deconverting to single-family, walls between floors can be removed for dramatic multi-story spaces. Budget $25,000–$50,000 for multi-wall removal in a two-flat unit.
Who is the best contractor for wall removal in Chicago?
Assembly Squad Remodeling specializes in Chicago wall removal and open floor plan conversions, with 200+ load-bearing wall removals completed across bungalows, two-flats, greystones, and Victorians — deep vintage-home structural experience. Our structural engineering relationships mean faster beam sizing and permit-ready drawings, and we manage every permit and inspection. Licensed Illinois GC #TGC098779, EPA Lead-Safe certified, BBB A+, 4.9 stars across 84 reviews.
Ready to open up your vintage Chicago home?
We specialize in Chicago wall removal and open floor plan conversions across bungalows, two-flats, greystones, and Victorians. Schedule a consultation — we'll assess your walls, confirm what's load-bearing, discuss your goals, and provide a detailed scope and estimate, handling engineering through finishing under one contract.
Lincoln Park Design Studio: 2315 N Southport Ave · HQ: 205 N Michigan Ave Suite 810 · (312) 544-9150 · assemblyserviceil.com
Structural renovation reference for Chicago homeowners. Load-bearing wall removal requires a licensed structural engineer and a city permit; costs, beam specifications, and timelines vary by home and scope. Information current as of 2026.