Does your existing first floor layout seem crowded? Ever consider an open floor plan?
Here are a few thoughts and ideas.
Hello, David Pangione here, owner of Pangione Developers Inc. If you have seen our videos, you probably noticed the type of Major Home Remodeling projects that we specialize in. Almost all of our projects include some sort of 1st floor open floor plan.
In this picture above, the area you see was originally comprised of a living room and part of a kitchen. You can see how it looks now that we opened it up.
Why create an open floor plan?
The main reason of coarse is to simply open up the 1st floor creating a wide open space. Many of our expansion projects include relocating all of the bedrooms to a new top floor commonly called an add a level or second story addition. This allows us to remove the original bedroom walls and create more space for a much larger kitchen, dining and living area.
But I Have A Load Bearing Wall!!!
That’s okay…..Load bearing walls , with the proper calculations of a structural engineer and or architect, can be removed and replaced to create an amazing open floor plan.
By simply taking down a few walls, either load bearing or nonload bearing, your 1st floor really opens up nicely.
In this area, there was a load bearing wall. We removed and installed a load bearing steel flitch plate into the ceiling allowing us to create 1 large living room. We also installed recessed lighting and crown molding.
Can I Relocate My Staircase?
Depending on your budget, the answer is YES.
For the most part, any existing staircase system can be moved and or relocated. If you own a ranch or even a cape cod, sometimes the staircases were not installed in the most ideal location. Sometimes, planning your new open floor plan wouldn’t be complete without having to relocate your new or existing staircase/s.
This entire front open entry is a newly relocated staircase system.
Is There Anything Else To Consider?
Anytime you want to create an open floor plan, you also have to consider what utilities will need to be relocated. Also, will I need to replace my existing flooring?
When wall are removed, that means electrical, plumbing and sometimes HVAC utilities will need to be relocated. An experienced contractor will have that factored into his bid and is expected.
As far as flooring is concerned, depending on the amount of removed walls, you will need to discuss if you should remove and replace all or a portion of the existing flooring. If you have existing hardwood flooring and interior walls are being removed, it is best to remove the balance of the flooring and reinstall all new hardwood so the 1st floor is uniform. However pending the situation, it is possible to keep the existing flooring. In some cases, patch the removed wall area, sand the floors and refinish. The great thing about hardwood floors is, they can be refinished and look brand new again.
Oh yeah, throw in some new recessed lighting and crown moldings and your open floor plan will be complete.
Enjoy Your Open Floor Plan
When it’s all said and done, your open floor plan will look amazing. The look on our customer’s faces when they walk into their newly remodeled homes is priceless. The larger layout and roomy open areas will really make it all worth your investment. Their will be great times ahead with your family spent in your spacious home.
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