Before You Open Up That Floor Plan: The Structural Risks of Removing Load-Bearing Walls

Open-concept renovations are still in — but skipping the structural engineer can cost you more than money
Open floor plans remain one of the most sought-after features in home remodeling. The appeal is obvious: clean sightlines, more natural light, and a flexible living space that fits the modern lifestyle. But as many homeowners across the Philadelphia region are learning — sometimes the hard way — removing a wall isn’t just a design decision. It’s a structural one.
For homes built between the 1950s and early 2000s, especially in areas like Yardley, King of Prussia, and the Main Line, knocking down a wall often means modifying the very system that holds the house up. And once that system is disturbed, mistakes aren’t just cosmetic — they can become catastrophic.

“We get called in all the time to fix problems that could’ve been avoided with a 30-minute consultation,” says Structure Professionals founder, Patrick Duffy “Just because a wall ‘feels’ like it’s not load-bearing doesn’t mean it isn’t doing critical work.”

The Rise — and Risk — of the Open Concept

HGTV-style home transformations have driven open-concept popularity for over a decade. But what gets glossed over in many TV renovations is the behind-the-scenes engineering required to safely create those wide, airy spaces.
In traditional framed homes, interior walls often carry the weight of the roof or upper floors, distributing loads down into the foundation. Removing one of those walls without redistributing that load can result in:
  • Sagging ceilings or cracked drywall
  • Uneven floors above the removed wall
  • Doors and windows that stop functioning properly
  • Long-term structural deflection
  • In worst-case scenarios, partial collapse
And these issues may not show up immediately. Some take months or even years to fully reveal themselves — often after a home is sold, appraised, or listed again.

How to Know if a Wall is Load-Bearing

There’s no one-size-fits-all answer. A wall that’s non-structural in one home may be absolutely critical in another. Some general rules:
  • Walls running perpendicular to floor joists are more likely to be load-bearing
  • Central walls in multi-story homes often carry load from above
  • Past renovations may have already shifted how loads are distributed
  • Basements and attics often reveal what’s really going on
But the only reliable way to know for sure is to have a licensed structural engineer evaluate the framing, load path, and support system of the home. That’s not something your contractor or architect can guess — and it’s why bringing in the right team early matters.

“If you’re planning to remove a wall — especially one near the center of the home — you need to know exactly what it’s doing structurally before you touch it,” says Duffy. “We’ve seen homes where DIY wall removal led to thousands of dollars in retroactive repairs.”

What Structural Engineers Do During an Open-Concept Renovation

When homeowners reach out to Structure Professionals before opening up a floor plan, the process is clear and proactive. It typically includes:
  • On-site evaluation of framing, joist direction, and bearing points
  • Assessment of current load paths and how they’ll be affected
  • Design of new structural supports — such as beams, columns, or footings
  • Coordination with the contractor to ensure correct installation
  • Stamped engineering drawings for permit approval
This type of planning ensures the renovation is not only beautiful — but safe, code-compliant, and structurally sound for years to come.

It’s Not Always About Removing — Sometimes It’s About Replacing

In some cases, homeowners want to open up part of a wall — not remove it entirely. That might involve widening a doorway, adding a passthrough, or shifting a staircase. Even these seemingly minor changes can disturb the balance of weight inside a structure.
Smart renovations don’t eliminate structure — they rebuild and redistribute it. A properly sized LVL (laminated veneer lumber) beam, flush-mounted header, or steel post can maintain full load capacity while giving the open look homeowners want.

“You can absolutely get the open-concept feel you want — safely,” says the Structure Professionals team. “You just need the right supports in the right places. That’s what we design every day.”

Don’t Let Design Outpace Safety

Removing a wall might seem like a small part of your remodeling plan — but it’s often the most important. Whether you’re updating a split-level in Willow Grove or renovating a rowhome in Roxborough, involving a structural engineer at the start protects your investment, your safety, and your future resale.

Pro Tip

“Cosmetic patching without understanding the cause is like painting over rust — it doesn’t solve the problem. Always start with structure first.”

Thinking about opening up your floor plan?

Call Structure Professionals before the first hammer swing. We’ll help you open your space — without opening a structural can of worms.

Frequently Asked Questions

Q: How do I know if a wall is load-bearing?
A: While some general indicators exist — such as walls running perpendicular to joists or located near the center of the home — the only way to be certain is to have a licensed structural engineer evaluate your home’s framing. Guessing based on appearance can lead to serious structural damage.
Q: Can I remove a load-bearing wall without an engineer?
A: Technically, yes — but it’s extremely risky. Removing a structural wall without properly redistributing the load can result in sagging ceilings, cracked walls, uneven floors, and long-term structural damage. An engineer ensures the home remains safe and code-compliant.
Q: Do I need a permit to remove a wall in Philadelphia or its suburbs?
A: Yes, most municipalities in the Philadelphia area — including the city itself — require a building permit when removing or modifying a load-bearing wall. Permits often require stamped structural drawings, which a licensed engineer can provide.
Q: What does a structural engineer do during a wall removal project?
A: The engineer will assess your home’s structural system, determine which walls carry load, and design a replacement support system using beams, posts, or footings. They can also provide stamped drawings for your contractor and help navigate local permit requirements.
Q: Can I tell if a wall is load-bearing by checking the attic or basement?
A: Sometimes — unfinished basements and attics can expose joist direction and bearing points. But not all homes follow predictable framing rules, especially if they’ve had previous renovations. A visual inspection helps, but only a licensed structural engineer can confirm load paths with certainty.

Foundations in the Philly Suburbs: Common Issues in 1960s–1990s Homes

From Yardley to King of Prussia, structural wear is showing up in basements across the region — here’s what it means for homeowners
For many homeowners in the Philadelphia suburbs, the foundation beneath their feet hasn’t been thought about in decades — until something goes wrong. A few cracks in the basement wall. Water that keeps seeping in after every storm. Doors that suddenly don’t close like they used to.

“We’re seeing the same types of issues across neighborhoods that were developed in the post-war boom and into the 1980s and '90s,” says the team at Structure Professionals. “The materials were solid for the time, but no foundation is built to last forever without maintenance — especially not in this climate.”

The Hidden Wear Beneath Your Home

Most suburban homes from this era were built on poured concrete or concrete block foundations. When installed correctly, these systems offered durability and strength. But decades of shifting soils, freeze-thaw cycles, and water intrusion begin to take their toll.
What starts as a small vertical crack can slowly expand. Walls can begin to bow outward. Moisture starts finding its way through cold joints or the basement slab. And in many cases, the signs go unnoticed — or worse, are patched over — until the damage has advanced.
In communities like Doylestown, Newtown, and West Norriton, homes that once passed inspection with ease are now showing signs of settling and hydrostatic pressure that weren’t apparent in the first 20 or 30 years of ownership.

“Many of the structural problems we find could’ve been addressed years earlier for a fraction of the cost — if someone had just looked into that little crack in the ceiling.”
— Structure Professionals, Philadelphia

“Many of the structural problems we find could’ve been addressed years earlier for a fraction of the cost — if someone had just looked into that little crack in the ceiling.”
— Structure Professionals, Philadelphia

What Causes These Issues?

There’s rarely a single culprit. Instead, it’s a combination of aging materials, outdated drainage, and natural soil behavior across the region. Many homes rely on perimeter drains or sump systems that have long since failed. Others were built before current codes required foundation waterproofing or expansive soil analysis.
Compounding the problem is the clay-heavy soil common in this part of Pennsylvania. These soils expand when saturated and shrink during dry periods, exerting stress on foundation walls year after year. Over time, even well-built structures begin to show signs of fatigue.

When a Crack Is More Than Just a Crack

Cracking alone doesn’t necessarily signal catastrophe — homes settle, and minor cosmetic cracks are expected. But wider gaps, diagonal stair-step cracks in block walls, or continuous seepage through basement floors may be signs of a foundation that’s actively shifting or failing.
One of the more common calls Structure Professionals receives is from homeowners who notice that their floor slopes slightly or that furniture seems uneven. Others mention that after a particularly rainy season, water suddenly appeared where it never had before. These aren’t isolated incidents — they’re often the first indicators of long-developing structural issues.

“By the time the signs are obvious, the damage has usually been happening for years,” the Structure Professionals team explains. “The sooner we’re brought in, the more options you have — and the less expensive the repair tends to be.”

Fun Fact

Homes built between 1950–1980 in the Philly suburbs often used undersized joists and beams, especially in finished basements or over large spans without sufficient mid-span support.

The Value of a Structural Evaluation

A proper structural inspection goes beyond noting visible cracks. It includes measuring deflection, identifying hydrostatic pressure points, checking for beam sag, and evaluating the home’s entire load path — from roof to footings. This allows for accurate diagnosis and targeted repair planning, whether it’s a simple reinforcement or a major rebuild.
Many homeowners make the mistake of calling a contractor first, when what they really need is an engineer’s assessment. An engineer can determine whether a crack is superficial or symptomatic of deeper problems. This also helps prevent unnecessary repairs and ensures that any corrective work meets local code requirements — a major consideration in suburban townships known for strict permitting and inspection processes.

A Regional Pattern, a Local Solution

From Levittown’s classic ranchers to split-level homes in Blue Bell, the signs of foundation aging are becoming more common — and in some cases, more urgent. Real estate agents are increasingly calling for structural reviews before listing homes, especially when buyers’ inspectors are quick to flag even minor issues.
Structure Professionals has worked extensively in neighborhoods throughout Bucks, Montgomery, and Chester Counties and understands the regional nuances — including how local code officials interpret structural concerns. That familiarity can speed up the repair process and eliminate unnecessary headaches.

“It’s not about panic — it’s about preparedness,” says the team. “If you see something, it’s worth checking. That’s what we’re here for.”

Pro Tip

“Cosmetic patching without understanding the cause is like painting over rust — it doesn’t solve the problem. Always start with structure first.”

When to Take Action

You don’t need to wait until a basement floods or a crack stretches across the entire wall. In fact, the best time to call is when concerns first arise — or ideally, before a major remodel or property sale.
Whether you’ve noticed signs of settling, suspect water damage, or just want peace of mind, a professional structural review is one of the smartest steps you can take as a homeowner.
The foundation might be out of sight — but it should never be out of mind.

Frequently Asked Questions

Q: How do I know if my foundation crack is serious?
A: Hairline cracks are common in aging homes, but if the crack is wider than 1/8″, growing over time, or accompanied by water intrusion or wall bowing, it should be evaluated by a structural engineer.
Q: Is water in my basement always a foundation issue?
A: Not always — but frequent or recurring seepage can be a sign of pressure against the foundation, drainage failure, or cracks in the floor slab. It’s best to have it assessed before mold or structural damage develops.
Q: What does a structural engineer look for in a foundation inspection?
A: Engineers evaluate the load path, inspect for structural movement, identify signs of hydrostatic pressure, and check for code compliance. They provide stamped reports and repair plans if corrective work is needed.