Remodels and structural
Wall removal, beams and raised ceilings in Dallas
Closed kitchens and flat 8 foot ceilings. We check what sits on the wall, then coordinate the structural engineer and the permit when the city requires one.
Preston Aguinaga, the owner, is your point of contact by phone and text. We call back within 1 hour during business hours (Mon to Fri 7 to 6, Sat 8 to 2).
What we see in Dallas
Problems we fix
Many Dallas homes have a closed kitchen or a flat 8 foot ceiling. Opening a wall or raising a ceiling changes how the whole house feels, but the wall or ceiling is often carrying the roof. We look at what sits on it first, then coordinate the structural engineer and the permit when the city requires one, and price every part of the job in writing before anything comes down.
- Closed kitchens where the wall carries the roof
- Flat 8 foot ceilings under a roof with room to vault or raise
- Sagging or undersized headers and ceiling joists
- Pier and beam floors that move with the clay, so a new beam needs proper bearing all the way down
- Previous owners who opened a wall without a beam or a permit
Scope
What's included
- Site visit to find what the wall or ceiling is carrying
- Structural engineer and permit coordinated when the city requires one
- Temporary shoring, demo and dust control
- Beam or header install (LVL, steel or as engineered) with posts and footings to bearing
- Ceiling joist and rafter changes for raised or vaulted ceilings
- Drywall, texture, trim, paint and floor patch so the room looks finished
Electrical and plumbing scope is performed by independently licensed Texas contractors who pull their own permits.
Price
What sets the price
- Span of the opening and what the wall carries
- Flush or dropped beam, LVL or steel
- Posts and footings needed to reach bearing
- What runs inside the wall
- Engineering and permit
- Ceiling, floor and paint patch to finish the room
Every job gets an itemized written estimate.
Process
How the job runs
- 01Walkthrough and photos; we tell you what we can see is load bearing
- 02Engineer visit and stamped plan when required
- 03Itemized written estimate including engineering and permit costs
- 04Permit, shoring, demo, beam, inspections
- 05Close up, finish, walkthrough
What sets the schedule
- Engineer visit and stamped plan
- City permit review
- Inspections
- Finish work after the beam
What happens next
- Call or text Preston at (214) 404-2840, or send photos.
- We call back within 1 hour during business hours (Mon to Fri 7 to 6, Sat 8 to 2).
- Free estimate on site, then an itemized written estimate.
FAQ
Walls, beams and ceilings questions
How do I know if my wall is load bearing?
We look at the attic, the joist direction and what sits above the wall on the first visit. We tell you what we see, and we coordinate the structural engineer and the permit when the city requires one.
Do I need a permit to remove a wall in Dallas?
Load bearing changes need a permit in Dallas. We coordinate the structural engineer and the permit when the city requires one.
Can my ceiling be raised or vaulted?
It depends on the roof framing above it. Many single story homes with an attic can be vaulted with the right beam and new rafter ties; some cannot without reframing the roof. We check the attic first.
Who does the electrical and plumbing work in the wall?
Electrical and plumbing scope is performed by independently licensed Texas contractors who pull their own permits.
What if you find something when the wall comes open?
We stop and show you photos of what we found. Every change is priced in writing and approved by you before we do the extra work.
Will the beam be flush or dropped?
Both are possible. A flush beam hides in the ceiling and usually costs more; we price both when they are options.
What does it cost?
Cost depends on the span, what the wall carries, a flush or dropped beam, and what runs inside the wall. Your itemized written estimate lists engineering, permit, beam and finish work as separate lines. Electrical and plumbing scope is performed by independently licensed Texas contractors who pull their own permits.
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Related services and areas
We work in Dallas, Duncanville, DeSoto, Cedar Hill, Grand Prairie, Irving, Garland, Mesquite and Richardson.
See the areas we serve See all our workFree estimate
Tell us about your walls, beams and ceilings job.
Two short steps. Preston or the team calls you back, and you get an itemized estimate in writing.