Kitchen Remodeling in Irvine
In a lot of two-story Irvine homes that wall is holding up a bedroom. We find out exactly what it carries before we quote, then plan the beam, the posts and the new kitchen as one job instead of three.
Beams, layouts and the things hiding inside the wall, written for Irvine homeowners.
September 13, 2026
Almost every homeowner who asks us about opening the kitchen to the family room has already pictured the finished room. The island is in, the stools are lined up, and someone is cooking while someone else watches a game ten feet away. What almost nobody has pictured is the inside of the wall they want gone.
That is where the budget and the schedule are actually decided. In the two-story tract homes that make up so much of Woodbridge, Northwood, Westpark and University Park, the wall between the kitchen and family room is rarely just studs and drywall. This is a walk through what we usually find when we open one up, in roughly the order we discover it, and what each discovery means for your project.
The first thing we do is go up a floor. Stand in the upstairs hallway or bedroom that sits over your kitchen and look at where the walls are. If a wall upstairs lines up with the kitchen wall below, that is the first sign the downstairs wall may be carrying something.
Builders of that era liked to stack walls. It is an efficient way to frame a house. Second floor joists span from an outside wall to an interior wall, and the interior wall that catches them is very often the one dividing a kitchen from a family room. The joists may lap over the top plate of that wall or splice there. Either way, they are resting on it.
This is not always the case. Some houses run the joists parallel to the kitchen wall, in which case the wall may carry little more than its own weight and a ceiling. But in a two-story house we treat every interior wall under the second floor as bearing until the framing proves otherwise.
Looking upstairs gives you a hint. Confirming it takes access to the framing itself.
In a single-story house we would climb into the attic. In a two-story house the floor system between levels is closed on both sides, so options include:
That last one worries people more than it should. A square of drywall patched and textured afterward is a trivial repair next to the cost of pricing a job wrong. We would rather cut one clean hole on the first visit than find out halfway through demolition that a quote was based on a guess.
A uniform load, joists resting evenly along the top of a wall, is the easy case. The harder case is a point load: a single post somewhere in the wall carrying a beam from the floor above or even from the roof.
In two-story homes with vaulted entries or a stairwell nearby, the framer sometimes ran a header or a beam across the second floor and dropped its load onto a post hidden in the kitchen wall. You cannot see it from either side. When the wall comes out, that post needs a new path to the ground, which usually means a post at the end of the new beam and a footing beneath it.
This is one of the main reasons the engineer matters. A structural engineer traces where the loads go, sizes the new beam and posts, and specifies the footings and connections. The engineer’s calculations then become part of the plan set that goes to the City of Irvine for review.
Once we understand the structure, we look at the utilities. In these houses the kitchen wall is a convenient chase, so it tends to collect things.
If there is a bathroom above or near the kitchen, the drain line and vent pipe from that bathroom may come down inside the kitchen wall on their way to the slab. Drain lines need a steady slope and cannot simply be bent into a new location. Rerouting them usually means running the pipe through a neighboring wall, sometimes building a small chase, or occasionally boxing it into a column that becomes part of the design.
It is worth knowing about this early. A vertical drain stack in the middle of the wall you want to remove can shape the opening more than the beam does.
Many homes of this age have a central return for the heating and cooling system in a hallway or family room wall. Some run a duct through the kitchen wall to get there. That duct needs a new route, often through the ceiling, which competes for the same joist space a flush beam would use. When a duct and a flush beam both want the same ceiling, one of them has to move or the beam drops below the ceiling line.
A gas line to the range may run in or near the wall, especially when the range sits against it. Circuits are almost certain to be there. The kitchen wall usually holds outlets and switches for both rooms, and sometimes a circuit that continues on to other rooms entirely. We trace every one before demolition and run them into the ceiling or adjacent walls so nothing ends up hanging where the wall used to be.
With the structure and the utilities mapped, we can finally talk about how the opening will look.
A flush beam sits up inside the floor system so the ceiling runs flat from the kitchen into the family room. To install one, the existing joists are cut back and hung from the new beam with metal hangers, and the job needs temporary shoring walls on both sides while the load is transferred. It is the most seamless result. It is also more labor, and it requires that the joist bays over the beam be clear of ductwork and pipes, or that those be moved.
A dropped beam is hung beneath the joists, so it shows as a band crossing the ceiling. It is simpler to install and less expensive. It also leaves the floor system above undisturbed, which can be the deciding factor when a return duct or drain line runs through it.
Many owners assume they want a flush beam and change their minds once they see the price difference and a drawing of the dropped version. A dropped beam finished in drywall becomes a subtle line that separates the kitchen and family room without closing them off. Wrapped in stained wood it can look like a design choice made on purpose. Neither answer is wrong.
A beam is only as good as what holds it up. Each end needs a post, and each post needs to rest on something that can carry the load down to the soil.
Most Irvine tract homes of this vintage sit on a concrete slab. The original wall rested on the slab too, but a new post concentrates the load in one spot, and the engineer will often call for a new footing beneath it. That means cutting and removing a section of slab, digging to the specified depth, placing reinforcing steel and pouring new concrete. It is not dramatic work, but it has to be inspected before it is covered, and concrete needs time before it takes load.
In some houses a post can land inside an existing wall at the edge of the opening. In others it has to stand where no wall exists, and then it becomes a column you will see. We would rather you know that from the drawings than from the framing inspection.
When the wall comes out, there is a strip of floor underneath it that was never finished. Often it is bare slab a few inches wide. On one side there may be kitchen tile, and on the other carpet or wood in the family room.
Patching that strip almost never looks right. Tile that matches a forty-year-old installation is rarely available, and a transition strip down the middle of what is now one room draws the eye straight to where the wall once stood. In most projects the practical answer is a continuous floor across both rooms, laid after the heavy work is done. It adds cost, but it is the thing that makes the room read as a single space instead of two rooms with a hole between them.
The process for this kind of work in Irvine follows a familiar pattern. Plans are drawn, including the engineer’s structural details and any plumbing, mechanical and electrical changes. Those plans are submitted to the City of Irvine for review. Once approved, work can begin, and inspections happen at defined stages.
The inspection that matters most for a wall removal is the one with everything still exposed: the beam, posts, hangers, footings and any rerouted pipes, ducts and wiring, all visible before a single sheet of drywall goes up. If you are in a townhome or a condo with shared walls, your HOA will typically want to review and approve the plans before the city process even starts, so that request should go in early.
We do not recommend doing structural work without a permit. Beyond the safety question, unpermitted structural changes tend to surface later during a sale, when fixing them costs more and gives a buyer leverage.
After all of that, there is one more thing inside the wall, figuratively speaking: the original kitchen layout. The range, the refrigerator or a run of upper cabinets was placed against the wall you are removing. Once it is gone, those items have nothing to stand against.
This is why we plan the opening and the new kitchen together. An island often takes the place of the missing wall, which brings its own set of decisions. Aisle widths of 42 to 48 inches keep the room usable. A sink moved into the island means cutting a new drain route through the slab, while a cooktop in the island means an island hood that captures well and vents outside. Upper cabinets that used to hang on the wall have to find a new home, often in a taller pantry run elsewhere.
Some people ask whether they can open the wall now and remodel the kitchen later. It can be done, and on a tight budget it is sometimes reasonable. But if a new kitchen is likely within a few years, doing both at once usually avoids paying to patch cabinets, counters and flooring that will be torn out soon anyway.
Not every wall needs to disappear completely. There are cases where a partial opening is the better choice:
A wide cased opening, or a half wall with a counter on the kitchen side, can deliver most of the connection for a fraction of the structural work. We will show you those options alongside the full removal so the decision is yours.
The structural phase is the loudest and dustiest part of the project. Expect plastic dust walls, a temporary kitchen set up in the garage or dining room, and several weeks when the downstairs is mostly off limits. Irvine’s mild, dry weather helps here, since outdoor cooking and open windows are realistic for most of the year.
The part that tests patience is usually not the demolition but the waiting: engineering, plan review, cabinet lead times and the gap between countertop template and installation. Ordering cabinets as soon as the layout is final is the most effective way to keep the kitchen from being out of commission longer than it needs to be.
If you are thinking about opening the wall between your kitchen and family room, start by finding out what the wall is actually doing. Everything else, the beam, the posts, the flooring and the new kitchen, follows from that answer.
Our open concept wall removal page covers the structural side of the job in more detail, and kitchen layout redesign covers planning the kitchen for the new room. When you are ready for someone to look at your wall, call Tollandinn at (949) 693-0496.
The wall, the beam, the kitchen behind it, and everything that was hiding inside the studs.
We trace the load path from the second floor down, then bring in a structural engineer to size the beam and posts whenever the wall is bearing. Those calculations go into the plans the City of Irvine reviews.
Temporary shoring walls on both sides, careful demolition, the new beam set, posts and footings installed, then the ceiling closed and taped so the seam where the wall stood disappears.
Drain and vent lines from an upstairs bath, HVAC returns, gas lines and outlet circuits relocated before the studs come out, so nothing is left dangling from the ceiling.
A new plan for the combined room: island size and placement, 42 to 48 inch aisles, the work triangle, and a sink position that looks out over the family room.
Plywood box cabinets, quartz or porcelain slab counters, and recessed and under-cabinet lighting that meets California Title 24 efficacy rules, installed in the right order once rough-in passes.
Where the wall stood there is usually a gap in the floor and two materials that never met. We run one continuous floor through both rooms rather than patching a strip.
The wall itself is rarely the expensive part. What drives the number is whether it is bearing, what runs through it, and how much of the kitchen gets rebuilt once it is gone. These are working ranges for Irvine homes. A firm number follows the site visit and, on a bearing wall, the engineer's drawings.
Tollandinn remodels kitchens in Irvine, and most of the calls we take start with the same sentence: we want to open up the kitchen to the family room. In the two-story tract homes built across Woodbridge, Northwood and University Park in the 1970s and 1980s, the kitchen was drawn as its own room. There is a wall with a doorway, sometimes a pass through, and on the other side a family room with a fireplace that nobody in the kitchen can see. Taking that wall out changes how the whole ground floor gets used, and it is the single most requested change we see in these houses.
The part people do not expect is what sits on top of that wall. In a single-story house it is often a partition carrying nothing but drywall. In a two-story house it very often lines up with the wall of an upstairs bedroom or a hallway, and the floor joists above may land on it. If they do, the wall comes out only after a beam goes in, sized by an engineer, with posts that carry the load down to a footing in the slab. The inside of the wall matters too. Upstairs bathroom drains, a return air duct, a gas line or the only outlet circuit for the family room can all be running through it, and each one needs a new route before the studs come down.
So we look before we price. A first visit means a trip into the attic or the space between floors where we can reach it, a look at which way the joists run, a check of what is inside the wall, and a conversation about how you actually cook. The opening is only half the job. Once the wall is gone the old layout rarely makes sense, because the refrigerator and the range were placed against a wall that no longer exists. We plan the kitchen around the new room: where the island goes, how wide the aisles are, and where the sink should sit so you can see the family room from it. Newer Irvine builds in Portola Springs and the Great Park neighborhoods tend to be open already, so much of our work is in the older villages where the original oak cabinets and tile counters are still in place.
The older two-story tracts hold most of the closed kitchens, but we work anywhere in the city and in the towns that border it.
Townhomes and condos with shared walls usually need HOA architectural approval before we start. Call (949) 693-0496 and we will tell you what to request from your association.
Before anyone talks about cabinet colors, it is worth knowing what that wall is doing. We will look at the framing, check what runs through it, talk about how your household uses the kitchen and family room, and give you a realistic sense of whether the opening you picture is a straightforward job or a structural one. Call and set a time that works for you.