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Remodels Edmond, OK

Load-Bearing Wall & Kitchen Remodel

A 1980s ranch opened up with an engineered flush beam and a full kitchen remodel, sequenced so the family stayed in the house for the duration.

  • Remodeled area 1,100 sq ft
  • Beam 18-ft flush LVL
  • Kitchen 320 sq ft
  • ~9 weeks from demo to punch list

Scope

What the job included.

Fixed scope, in writing, before a shovel hit dirt. Here is what that covered on this build.

  • Selective demo of the kitchen and the load-bearing wall
  • Engineered 18-ft flush LVL beam with temporary shoring both sides
  • Full kitchen remodel: cabinets, island, and appliance relocation
  • Supply lines rerouted overhead; new circuits and lighting plan
  • Hardwood flooring feathered in and refinished across the main level

The challenge

The wall between the kitchen and living room carried ceiling joists from both directions, and the house sat on a slab — so the supply lines feeding the old sink ran through concrete, not a crawl space. Houses this age also hide their surprises until demo day: undersized framing, wandering wires, drains that do not run where the plans say. And the family intended to live in the house the whole time, which makes dust control and a working temporary kitchen part of the scope, not a courtesy.

The solution

The beam was engineered before demo started: an 18-foot LVL set flush into the ceiling plane, with temporary shoring walls carrying both joist sets while the steel hangers went in — an open ceiling, not a header you duck under. Supply lines rerouted overhead through the attic, insulated against freeze, which kept concrete cutting to a single short trench for the relocated drain. We carried a hidden-conditions contingency in the budget from day one and walked the owners through it at contract, so demo-day surprises were line items, not change-order fights. Demo and dusty work were sequenced into a zip-walled zone with the temporary kitchen set up in the dining room.

The outcome

The ceiling runs flat and unbroken from the front windows to the back of the kitchen, and first-time visitors cannot tell a wall ever stood there. The feathered-in hardwood reads as one continuous floor, and the contingency closed out with money left in it — which went to the owners, not to us.

Job photos

Between dirt work and done.

Word of mouth

The owner gets the last word.

Client quote coming soon — collected at final walkthrough, published verbatim.

Client quote slot

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