Whether you’re looking to improve the flow and function of your family home or want to increase its value before selling, it’s hard to beat the ROI (Return on Investment) of a kitchen remodel. According to the Remodeling website 2024 Cost vs. Value Guide, a midrange kitchen remodel has an ROI of 117.4%.
This month, we’re featuring a recent kitchen remodel project in Bowker St., Waltham, MA, to help you understand the process from start to finish. The goal of this kitchen remodel was to expand the kitchen into the seldom-used dining room and add a peninsula seating area.
Designing an Open Concept Kitchen Layout: Adding a Peninsula
Let’s look at the plans to better understand the work to be done.
The drawing on the left shows the existing floor plan, including the wall to be removed (yellow) and the existing opening connecting the living room to the dining room (pink).
The drawing on the right shows the wall removed (yellow), which created the new open-concept kitchen layout and the newly expanded opening between rooms (pink).
Other items covered by the scope of work include:
- Cabinets and hardware
- Countertops and backsplash
- Relocate two windows
- New appliances
- Move plumbing and electrical connections
- New lights and plumbing fixtures
- Patch in and refinish hardwood flooring
- Install/patch and finish all affected drywall surfaces
- Expand the living room opening from 48” wide to 108” wide
However, this was a load-bearing wall (it supported the roof framing) and required some structural reconfigurations to allow for the new open-concept kitchen layout.
Working with Load Bearing Walls During a Kitchen Remodel
Before removing it, the structural engineer must provide stamped plans for the new structural supports. We opted for the LVL beam and Lally columns option because of their availability, ease of use, and budget considerations.
Structural Solutions Explained: LVL Beams and Lally Columns
LVL stands for Laminated Veneer lumber, which is engineered lumber made from multiple layers of thin wood assembled with adhesives. LVL beams are known for their remarkable strength-to-weight ratio and, unlike dimensional lumber, are free of voids, knots, or other imperfections.
This photo shows the stacked LVL beams installed and connected to the 4”x4” vertical wood posts (one at each end of the new opening). The grey item is a steel connection bracket that uses lag bolts to connect the beam and post assembly permanently.
Part two of the structural equation is the Lally columns, named after their local inventor, John Lally. These steel posts feature a built-in height adjustment and are remarkably strong. The AC480 Lally columns we installed have a rated capacity of 25,300 pounds each, more than enough to support their share of the first floor and roof structure’s weight.
Unfortunately, the standard 4” basement concrete slab is not strong enough to carry this massive dead-weight load. A Lally, or any other type of column, must have a footing capable of supporting this weight. Two new footings were installed for this open-concept kitchen remodel. First, the openings were cut into the basement slab. Next, the dirt was removed to the proper footing depth, as determined by the engineer.
The holes were fitted with rebar reinforcements, and the new concrete was poured, as shown in the images below.
Once the concrete is cured, the Lally columns can be installed and connected to the new footing and the overhead structural components. Structural solutions for kitchen renovation projects like this will impact your kitchen model budget and timeline, but the result is more than worth it—see for yourself.
Client Success: Transforming a Load-Bearing Wall into Open
Standing at one end of the kitchen, looking towards the new peninsula and seating area.
Looking at the new open-concept kitchen and large framed opening between the kitchen and living room.
Same location, but looking towards the exterior kitchen wall and the relocated windows.
It’s hard to beat the beauty of classic white and stainless steel with a hardwood floor.
It’s important to note that your kitchen remodel costs are affected by a variety of factors, including:
- The age and condition of your home
- Removing or adding walls
- Relocating plumbing, electrical, and HVAC services
- The finishes you select
- Structural elements and their locations
- New plumbing and electrical fixtures
If you’re considering a kitchen remodel for your family home, here is some information to help you.
Boston Area Remodeling Cost vs Value Comparison
| Project | Average Cost | Increased Value | ROI |
|---|---|---|---|
| Moderate Kitchen Remodel | $28,000.00 | $33,015.00 | 117.4% |
| Major Kitchen Remodel | $82,000.00 | $52,319.00 | 64% |
Here is a kitchen remodel budget broken down by typical costs.
| Item | % of Total Budget |
|---|---|
| Cabinets | 29% |
| Appliances | 17% |
| Installation (Labor) | 13% |
| Countertops | 11% |
| Lights and Electrical | 10% |
| Plumbing | 6% |
| Flooring | 5% |
| Backsplash | 5% |
| Miscellaneous | 4% |
With over 15 years of successful remodeling projects, our attention to detail has won us numerous awards and accolades from industry leaders like Houzz, Angi, Yelp, and the Better Business Bureau. And while awards are great, our customer testimonials are most important to us.
If you’re ready to remodel your kitchen today or just starting to imagine how a new kitchen could improve family life, the Bay State Remodeling team is ready to help. Call us at (617) 340-6418 or send us an email to start the conversation.
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