Wall or opening
$2k–$7k
- Wood stud wall to code
- Header over new openings
- Blocking for cabinets or TV
- Outlets moved by electrician
- Drywall patched and taped
- Permit where required
Framing · Licensed & insured · Permits pulled
Framing that passes inspection
the first time the inspector walks in.
New walls, wider doorways, a load-bearing wall replaced by a beam, or a basement framed for finishing. A licensed framing lead checks what the wall carries, brings in an engineer when the beam needs one, and pulls the permit. You get a written price within 24 hours of the visit.
Send a photo of the wall and tell us what is above it. A framing lead replies within 5 minutes during business hours.
- $8k–$22kBearing wall removal
- 2–5 daysMost wall jobs
- 4.9410 reviews
- 24hWritten estimate
What happens after you text us
A framing lead asks what the wall carries, before anyone talks price.
Whether a wall holds up the house decides the whole job. The framing lead asks for photos of the wall and the space above it, tells you what he sees, and books a visit to confirm it with a look in the attic or basement.
- A licensed framer, not a salesperson, reads your photos
- Photos of the attic or basement tell us where the joists run
- You learn early if an engineer or a permit is needed
Hi, we want to take out the wall between the kitchen and the living room. Someone told us it might be load-bearing. Two-story house.
Hi Mike, this is Tom, I lead the framing crews at ProBuild Remodeling. In a two-story house a center wall often carries the floor above. Can you send a photo of the wall and one from the basement looking up under it?
Sent both. There is a big wood beam in the basement right under that wall.
That beam tells me the wall above is almost surely carrying load. It can still come out: we would put in a beam sized by an engineer and posts down to the footings. I can come Monday at 8 to look at the joists and give you a written price Tuesday.
Monday works. Will the beam hang down from the ceiling?
Depends on the span. Often we can tuck it flush into the ceiling. I will tell you both options on Monday.
What framing costs
Framing jobs run $2,000 to $45,000. What the wall carries decides the tier.
Most remodel framing is either a non-bearing wall or a bearing wall with a new beam. The estimate shows engineering, permit and patching as separate lines, so you see what the structure costs apart from the finish work.
Bearing wall and beam
$8k–$22k
- Structural engineer letter
- Temporary shoring walls
- LVL or steel beam installed
- Posts and footings checked
- Flush or dropped beam option
- Framing inspection passed
Basement or floor
$15k–$45k+
- Pressure-treated bottom plates
- Walls held off foundation
- Soffits around ducts and pipes
- Egress window opening framed
- Fire blocking to code
- Ready for rough-in inspection
Estimate your framing job
Choose the type of framing, how big the area is and what kind of house it sits in. The range changes with every choice, from the same numbers our framing leads use on site.
A range, not a quote. Your written estimate comes after the visit and does not change once you approve it.
Typical range for your answers
Turn this range into a written framing estimateWhere the money goes
On a wall removal, structure is half the bill. Patching up afterward is the other half.
Averages from our recent load-bearing wall removals. The beam itself is rarely the big number; shoring, engineering and restoring the ceiling, floor and drywall around it are what separate a real quote from a lowball one.
Get my itemized framing estimate
Can this wall come out
Most walls can come out. The question is whether yours needs a beam.
A non-bearing wall only holds itself up and comes out in a day or two. A bearing wall carries a floor or roof and needs a beam and posts to take over the load. These six signs tell us which one you have before anyone opens it.
| If this is true | Your wall |
|---|---|
| Floor or ceiling joists rest on top of it at a right angle | Needs a beam |
| Joists run parallel to it and do not touch it | Simple removal |
| There is a beam or wall directly below it in the basement | Needs a beam |
| It was added later to divide a room | Simple removal |
| It sits near the middle of the house and runs its length | Needs a beam |
| It is a closet wall under a roof with trusses | Simple removal |
How long it takes
A bearing wall comes out in about a week, with the inspection inside that week.
A new partition wall takes one to three days. Basement framing takes one to three weeks depending on size. The permit and engineering happen before the first day in your house.
Before day one
Engineer and permit
The engineer sizes the beam and posts, we file the permit and order the beam to your length.
Day one
Protect and shore
Floors are covered, dust walls go up and temporary walls hold the ceiling before anything comes out.
Days two and three
Remove and set beam
The old wall comes out, the beam and posts go in, and loads are transferred down to solid bearing.
End of the week
Inspect and close
The framing inspector signs off, then drywall, patching and paint prep can begin.
Remodeling concepts
Framing: conditions and possibilities.
AI-generated examples of existing conditions and remodeling possibilities. Each image is a separate concept, not a documented transformation of the same home.
What the framing is made of
Every beam and stud is named by size and grade, so you know what holds up the house.
A framing quote that just says "install beam" leaves out the part that matters. Ours names the beam material, its size and the posts and hardware under it, taken from the engineer's letter.
LVL beams
Laminated veneer lumber from brands like Weyerhaeuser Microllam. Stronger and straighter than sawn lumber, so it spans farther.
Steel beams
Used for the longest spans or where the beam must stay shallow. Needs more crew and equipment, and often costs more.
Kiln-dried studs
Straight 2x4 and 2x6 studs, kiln-dried so they do not twist or shrink after drywall goes on and crack the taped joints.
Pressure-treated plates
Any wood touching concrete is treated so it does not rot from ground moisture. Required by code on basement slabs and foundations.
Simpson Strong-Tie hardware
Joist hangers, post bases and straps from Simpson Strong-Tie hold each connection exactly the way the engineer's letter calls for.
Fire blocking
Solid wood or rated foam that closes gaps between floors inside the walls, so a fire cannot race up through the house unchecked.
Written into every contract
Six promises you can hold us to.
The approved price is the final price. Change orders only with your written approval.
A credit for every working day of delay we cause. Weather and inspections excepted, in writing.
Dust barriers, floor protection and a clean-up before we leave. Your home stays livable.
A text or email every working day with photos and tomorrow's plan, or the day is free.
Workmanship warranty in writing, transferable to the next owner, backed by a fixed address.
A small deposit, then you pay only for work that is already completed, inspected and photographed.
Who is in your house
A framing lead and a second framer, with an engineer behind every beam.
Structural work is done by people you meet first, all background-checked, and the engineer who sizes your beam signs the letter the inspector reads.
Framing lead
Reads the loads, runs the crew and meets the building inspector.
Second framer
Builds the shoring, cuts studs and plates, and keeps dust contained.
Structural engineer
Sizes beams, posts and footings and signs the letter for the permit.
Illustrative project scopes
Framing: scope and budget examples.
Planning examples with illustrative budgets and durations. These are not completed customer jobs, invoices or promises about your project.
Bearing wall, flush LVL beam
- Example budget
- $14,600
- Example duration
- 6 days
- Record type
- Illustrative scope
Basement framed, 900 sq ft
- Example budget
- $21,300
- Example duration
- 2 weeks
- Record type
- Illustrative scope
Wider opening, new header
- Example budget
- $3,900
- Example duration
- 2 days
- Record type
- Illustrative scope
Your house is not average
Your structure is different. Here is how the framing price changes for it.
Every framing estimate starts from what the wall carries, then moves for the house around it. Pick the case that matches yours.
An older house
Older framing is often rough-sawn and bigger than today's lumber, with plaster on both sides. We match sizes with shims and sister boards, test for lead paint before cutting, and plan for more patching than in newer homes.
Price framing in my older houseOpening up a whole floor
Taking out two or more walls often means one long beam and posts that land on new footings. The engineer designs it as one system, so it goes through a single permit and a single inspection instead of several separate ones.
Plan my open floor planA condo or townhouse
Shared walls and floors belong to the association. We confirm with the board which walls are yours to change, bring the approval letter to the permit office, and never touch a wall between units without it in hand.
Get my condo framing estimateA new bedroom or office
Splitting a big room into two needs a wall, a door and often a closet. We check the egress window, the heating and the outlets for the new room, so it legally counts as a real bedroom when you sell the house later.
Price a wall for a new bedroomFraming damaged by a leak
Soft studs and sagging joists near an old leak have to be cut out, not covered over. We find where the water came from, replace the damaged framing and let the area dry out properly before anything is closed back up.
Get my framing repair estimateA basement in a cold climate
Cold foundation walls sweat in winter. We leave a gap behind the studs, use rigid foam insulation against the concrete where code asks for it and treated plates on the slab, so the new walls stay dry and warm.
Frame my basement for a cold climatePast work without a permit
Walls built by a past owner without a permit can hold up a sale at the last minute. We open them, check them against code, fix what fails and get a permit on record, so the buyer's inspector has nothing to flag.
Get unpermitted framing checkedA tight deadline
A move-in date or a new baby leaves little slack in the schedule. We order the beam and file the permit while you are still choosing finishes, so framing starts the week the permit clears and takes days, not weeks.
Schedule my framing on a deadlineWhat this service is
Framing, defined the way we permit and price it.
Framing is the structural wood or steel skeleton of a house: the studs, plates, headers, beams and joists that hold up walls, floors and roofs. In a remodel, framing means building new walls, widening openings, replacing load-bearing walls with beams and framing basements for finishing. ProBuild Remodeling performs it with licensed framers, engineers where required and a permit on record.
The service covers load assessment, engineering letters, permits, temporary shoring, removing and building walls, setting beams, posts and footings, fire blocking and the framing inspection. Moving wires, ducts and pipes inside the wall is included and done by licensed trades. Drywall, flooring and paint repair are quoted as separate lines so you can compare them. New additions and roof framing are priced on their own pages.
It is for homeowners opening up a floor plan, adding a bedroom or office, finishing a basement or repairing framing damaged by water or past work. It is not for hanging a heavy mirror or a TV mount, which a handyman visit covers, and not for new houses built from the ground up.
The words you will see on your framing estimate
- Load-bearing wall
- A wall that holds up a floor, ceiling or roof above it. Removing one needs a beam and posts to carry that load.
- Header
- A short beam over a door or window opening that carries the weight above it to the studs on each side.
- LVL beam
- Laminated veneer lumber: thin wood layers glued into a strong, straight beam. The most common beam in remodels.
- Flush beam
- A beam set up inside the ceiling, level with the joists, so no beam hangs down into the room.
- Shoring
- Temporary walls or posts that hold up the ceiling while the old wall is out and before the new beam is set.
- Point load
- Weight concentrated on one spot, such as under a post. It needs solid bearing all the way down to a footing.
- Sistering
- Fastening a new board alongside a damaged or cut joist so both share the load and the floor stops sagging.
- Framing inspection
- The building inspector's check of the structure before walls are closed. Drywall cannot go up until it passes.
Questions we hear about framing
The eight framing questions homeowners ask before a wall comes out.
How much does it cost to remove a load-bearing wall?
Most load-bearing wall removals run $8,000 to $22,000, including an engineer's letter, the beam, posts, permit and inspection. A flush beam hidden in the ceiling costs more than one that hangs below it. Drywall, floor and paint repair are usually 25 to 40 percent of the total.
How can I tell if a wall is load-bearing?
Look at what sits on it. If floor or ceiling joists rest across the top of the wall, or if a beam or wall lines up directly below it in the basement, it very likely carries load. Only an on-site look, and an engineer for bigger spans, can confirm it.
Do I need a permit to frame a new wall?
In most places, yes for any wall that changes a room's use, removes or alters structure, or adds a bedroom. Many towns exempt a simple non-bearing partition. We check your local rule at the visit and file the permit when one is needed.
Do I need a structural engineer to remove a wall?
For a load-bearing wall, usually yes. The engineer sizes the beam, the posts and the footings and writes a stamped letter the permit office asks for. It typically costs $500 to $1,200 and takes one to two weeks.
How long does it take to frame a basement?
Framing an average 800 to 1,000 square foot basement takes one to two weeks, including soffits around ducts and the egress opening. Electrical and plumbing rough-in follow, then the rough inspection before insulation and drywall.
Can a beam be hidden in the ceiling?
Often, yes. A flush beam sits between the joists so the ceiling stays flat. It needs hangers for every joist and sometimes a deeper or steel beam, so it costs more. A dropped beam that shows below the ceiling is simpler and can be wrapped in trim.
Should I use wood or steel studs for basement walls?
Wood is standard and easier for hanging cabinets and trim; the bottom plate must be pressure-treated where it touches concrete. Steel studs do not rot and stay straight, but they cost more to trim out. We recommend wood for most basements.
What happens to the floor where a wall was removed?
There is a strip of missing flooring where the wall stood. We patch it with matching boards when available, or recommend running new flooring through both rooms. The estimate shows both options so the floor does not become a surprise.
Framing near you
Your remodeling address, within our service area.
Framing is done by local crews licensed in your state, with permits filed at your city or county and license numbers listed state by state.
- Maine
- New Hampshire
- Massachusetts
- Rhode Island
- Connecticut
- New York
- New Jersey
- Pennsylvania
- Delaware
- Maryland
- Virginia
- North Carolina
- South Carolina
- Georgia
- Florida
- Check your remodeling address
Free framing estimate
Send your answers now. Know what the wall carries within 24 hours of the visit.
A framing lead reads your answers, texts within 5 minutes during business hours and sets the visit to look above and below the wall.