Creating an open floor plan — typically by removing the wall between the kitchen, dining room, and living room — is one of the most popular and highest-ROI remodeling projects in Los Angeles. An open plan kitchen-to-living configuration is now the expected standard in the LA resale market, and homes without it are frequently discounted by buyers who can see the renovation need. This guide covers the real cost of open floor plan remodeling in Los Angeles in 2026.
The most important variable in open floor plan remodeling is whether the wall you want to remove is load-bearing. In Los Angeles, most walls between the kitchen and living areas in post-war homes (1945–1980s) are either:
APLA evaluates load-bearing status in the initial site visit for every open floor plan project. A licensed structural engineer is required for load-bearing wall removal in Los Angeles (LADBS requirement).
What you get: Remove the non-structural partition wall. Patch flooring (hardwood or LVP to match existing). Repair ceiling and walls. Electrical relocation if outlets or switches are in the wall. Paint.
What you get: Structural engineering assessment and calculations ($3,500–$7,500). LADBS permit submission. Steel I-beam or engineered lumber beam installation (6″–10″ wide opening). Structural posts or columns with foundation bearing. Drywall, flooring, ceiling patch, and paint. This is the most common open floor plan project in Los Angeles — turning the typical post-war kitchen/dining room partition into an open 20–30 foot span.
What you get: Wall removal plus kitchen reconfiguration — typically relocating the kitchen sink, island installation, range hood venting, and new kitchen layout to take full advantage of the open plan. When you remove the wall between kitchen and living, the kitchen itself often needs to be redesigned to be publicly visible and aesthetically consistent. This integrated scope delivers the complete transformation the open floor plan requires.
What you get: Multiple wall removals, kitchen relocation, new island, integrated dining area, living room expansion. For post-war ranch homes in Burbank, Glendale, Sherman Oaks, and Pasadena where a full floor plan reconfiguration is the right investment to bring the home to current market standards.
$18,000–$45,000 for a standard load-bearing wall removal with beam installation in Los Angeles. This includes structural engineering, LADBS permit, beam and posts, and finishes. The wide range reflects beam length (longer span = heavier beam = more cost) and finish complexity (matching existing hardwood floors vs. new LVP throughout).
Non-load-bearing partitions: generally no permit required for structural changes, though electrical work (relocating outlets) does require an electrical permit. Load-bearing walls: yes, structural permit required from LADBS. A licensed structural engineer must calculate and stamp the beam design. APLA manages all LADBS open floor plan permit submissions.
Non-load-bearing removal: 2–4 weeks. Load-bearing with beam: 5–10 weeks (including LADBS permit: 4–8 weeks). Full kitchen-plus-wall integration: 10–20 weeks.
Yes. APLA (CA Lic #1136359) handles open floor plan remodels throughout Los Angeles, including structural engineering coordination and LADBS permitting. Call (818) 818-4419 for a free in-home assessment.
Call: (818) 818-4419
Email: info@aplaconstruction.com
CA General Contractor License #1136359
Home Remodeling Los Angeles | Kitchen Remodel Los Angeles | General Contractor Los Angeles