Removing a load-bearing wall: permit, engineer and inspections

Taking out a load-bearing wall changes the structure of the house. Almost every building department treats it as structural work that needs a permit, even when the rest of the remodel is cosmetic.

Why the permit matters

The permit makes sure someone checks the beam, the posts that carry it and the footing under each post. Unpermitted structural work can also cause trouble later: an insurer may question a claim, and a buyer's inspector may flag the opening when you sell.

When an engineer is needed

Most local codes are based on the International Residential Code. It includes tables for common headers and beams, which a contractor can use for simple openings. Many building departments still ask for a calculation stamped by a licensed engineer, and an engineer is usually needed when:

• the opening is wide, or the wall carries a floor and the roof;
• there is a point load from a post or another wall above;
• you want a flush beam hidden in the ceiling, a steel beam or an engineered wood beam;
• the house has an unusual structure, or the foundation below is unknown.

The engineer visits, measures the loads, sizes the beam, posts and footings, and provides a stamped letter or drawing for the permit.

Typical sequence

1. Confirm the wall is load-bearing and size the beam.
2. Apply for the permit with the plan or engineer's letter.
3. Install temporary shoring on both sides before cutting the wall.
4. Install the beam, posts and footings, then call for the framing inspection if required.
5. Reroute electrical, plumbing or ducts found in the wall, then close up and finish.

Before you sign

Ask who prepares and pays for the engineering and the permit, and whether the inspections are included. Our quote checklist lists the other points. Comparing beam options? Read flush vs dropped beams.