Quick Answer: Opening up a floor plan in San Jose by removing walls costs $2,000-$5,000 for a non-load-bearing wall (no beam required, just patch and paint the ceiling, floor, and reconnect any electrical) or $8,000-$25,000 for a load-bearing wall (requires an engineer-designed beam, posts or columns, and potentially a permit for structural work). The most common kitchen-to-living room wall removal in a 1960s-70s San Jose ranch home is typically a load-bearing wall — budget $10,000-$20,000 including structural engineering, permit, beam, posts, drywall patch, and finish work. A permit is required in San Jose for structural wall removal (load-bearing), but not for non-load-bearing wall removal in most cases.
Open Floor Plan Cost Breakdown — San Jose 2025
| Scope | Cost Range |
|---|---|
| Non-load-bearing wall removal (drywall, patch) | $2,000 – $5,000 |
| Load-bearing wall — small opening (under 8 ft beam) | $6,000 – $12,000 |
| Load-bearing wall — medium opening (8-16 ft beam) | $10,000 – $20,000 |
| Load-bearing wall — large opening (16-24 ft beam) | $15,000 – $28,000 |
| Structural engineering fee | $1,500 – $4,000 (usually included above) |
| Permit fees | $800 – $2,500 |
| Drywall, texture, paint | $1,500 – $4,000 (patch work) |
| Flooring patch (to match existing) | $500 – $3,000 |
Quartz Construction removes load-bearing walls and creates open floor plans throughout San Jose. We handle structural engineering, permit, beam installation, and all finish work. CSLB #1003436 | Call (650) 749-7436.
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Licensed General Contractor • CSLB Lic#1003436 • Serving San Jose, Santa Clara & Bay Area
