Load-Bearing Wall Removal in Bellevue & the Eastside
Removing a load-bearing wall means replacing it with a beam, posts and footings sized by an engineer, then permitting and inspecting the change. Homeowners do it to open a kitchen, join living spaces or fix a cramped layout. On the Eastside, a typical permitted removal costs $9,000–$32,000; long spans with steel or new foundations run $28,000–$75,000.
Reviewed by Daniel R. Whitcomb, PE · WA PE 48217
Flush beam or dropped beam: what replaces the wall?
Every bearing wall removal ends in one of two shapes. A dropped beam hangs below the ceiling; the joists above keep resting on top of it. It is the simpler and less expensive option, and the beam reads as a soffit across the room. A flush beam is set up into the ceiling plane, with the joists cut and hung from it on metal hangers, so the ceiling stays flat from one side to the other. It costs more because the ceiling has to be opened along the full length and every joist reconnected.
Which one is possible depends on how deep the beam must be, which way the joists run and whether there is a floor or attic above. In single-story ramblers with an attic, flush beams are usually feasible. Under a second floor, the beam depth sometimes forces a partial drop. The engineer shows you both options with prices at the design stage.
What does a wall removal project include?
- Engineering: load calculations, beam and post sizing, connection details and footing design.
- The building permit, plan review responses and all inspections.
- Temporary shoring walls on both sides of the wall while it is removed.
- Demolition and disposal of the wall, plus relocation of switches and outlets in it.
- The beam in LVL, PSL, glulam or steel, with posts and hardware.
- New footings in the crawlspace or basement under each post where existing ones are inadequate.
- Drywall repair at the ceiling and floor lines, finished paint-ready.
What is priced separately
Rerouting ductwork, plumbing vents or drain lines found inside the wall; flooring repair where the old wall stood, since matching existing hardwood or tile varies widely; and final painting. These are listed on your estimate once the wall has been examined, so they are not surprises later.
How long does it take to remove a load-bearing wall?
- Site visit and load path check1 visit
The engineer follows the load from the roof or upper floor down to the foundation.
- Engineering and drawings1–3 weeks
Beam options, post locations and footings are drawn and stamped.
- Permit review2–6 weeks, by city
We submit and answer any structural comments.
- Shoring and demolition1–2 days
Dust walls go up, shoring is installed and the wall comes out.
- Beam, posts and footings2–5 days
Footings are poured first where needed; the beam is set, posts installed and connections made.
- Inspection and finishing1–2 weeks
Engineer check, city framing inspection, then drywall, patching and cleanup.
How much does load-bearing wall removal cost on the Eastside?
| Scope | Typical cost | On-site time |
|---|---|---|
| Non-bearing wall, confirmed by engineer | $2,500–$6,000 | 2–4 days |
| Bearing wall, dropped beam, up to 12 ft | $9,000–$18,000 | 1–2 weeks |
| Bearing wall, flush beam, up to 16 ft | $15,000–$32,000 | 2–3 weeks |
| Long span, steel or glulam, new footings | $28,000–$60,000 | 3–4 weeks |
| Wall under a second floor with point loads to foundation | $35,000–$75,000 | 3–5 weeks |
What permits and engineering do Eastside cities require?
A bearing wall removal is a structural alteration, so every Eastside city and Seattle requires a building permit with stamped engineering. Plan review checks the beam calculation, the post and footing design and, if the wall was part of the lateral system, how shear resistance is replaced. A framing inspection happens after the beam is installed and before the ceiling is closed; the inspector compares beam size, posts and hardware to the approved drawings.
Bellevue's permit requirements are listed by its Development Services department, and most Eastside cities accept the application through MyBuildingPermit.com. Typical fees and review times for your city are in our Permit Cost and Timeline Estimator.
A wall we removed
PROJECT · BELLEVUE · LAKE HILLSKitchen opened to the family room with a 16-foot flush beamA mid-century rambler with lapped ceiling joists. Flush LVL beam, two new crawlspace footings, three weeks on site.Wall removal questions
Load-bearing wall removal FAQ
For how to recognize a bearing wall, read Load-bearing walls explained.
How much does it cost to remove a load-bearing wall in Bellevue?
Most permitted bearing wall removals in Bellevue fall between $9,000 and $32,000, including engineering, permit, shoring, beam, posts, footings and paint-ready drywall. A dropped beam over a short span sits at the low end; a flush beam over 14 to 16 feet sits at the high end. Walls carrying a second floor or needing steel can reach $75,000.
Can a load-bearing wall be removed with no posts showing?
Often, yes. Posts can usually be hidden inside an adjacent wall, a cabinet run or the end of a partition. When the beam lands in the middle of an open room, a post is sometimes unavoidable, but the engineer can often reduce it to one slim steel column. You see post locations on the drawings before the permit is submitted.
What happens to ducts, pipes and wires inside the wall?
Electrical circuits in the wall are rerouted as part of the project. Ductwork, plumbing vents and drain lines need a new route through the ceiling, floor or an adjacent wall, which adds cost. During the site visit we check the attic and crawlspace to see what passes through the wall, so the estimate reflects it.
Do I need to move out while a wall is removed?
Rarely. We seal the work area with plastic dust walls and zipper doors, protect floors and keep the rest of the house usable. The noisiest and dustiest part, demolition and beam installation, takes several days. If the wall is in the kitchen, plan for the kitchen to be out of service for the length of the project.
Can you remove a wall that has a second floor on top of it?
Yes, but it is a bigger project. The beam carries the upper floor's walls, floor and part of the roof, so it is deeper or made of steel, and the posts often need new footings. Shoring is heavier and stays longer. We check the upper floor framing and the foundation below before giving a price.
How do I know the beam was installed correctly?
Three checks. Our engineer inspects the beam, posts and connections against the stamped drawings. The city's building inspector does a framing inspection before the ceiling is closed. At closeout you receive the approved drawings and the finalized permit, which future buyers and inspectors can verify.
Free estimate · Bellevue office
Talk to the engineer before you commit to a plan
A site visit, a scope conversation and a written budget range, at no cost.