How to Remodel a Kitchen with an Open Floor Plan

Remodeled, open floor plan sustainable kitchen.

Kitchens used to be work zones that were hidden from guests. Now, a kitchen is the center of a home where guests are invited. Because of this change, the kitchen has to perform even more functions today than it did in years past. It isn't enough for a kitchen to serve basic cooking needs, today's kitchen needs to serve the eye visually, provide adequate room for more than one cook and be an area for visitors to sit and be in the middle of the home. When a guest is invited into the kitchen, it represents the deepest expression of familiarity and gesture of welcome from the homeowner to the visitor. To meet all of these needs the kitchen has evolved into an open and transformed space. Older, closed-in kitchens are often being remodeled with an open floor plan. This requires a good bit of planning and design but the value and benefits of the improved design are often worth the investment.

Things You'll Need

• Measuring tape
• ¼-inch scale graph paper
• Tracing paper
• Mechanical pencil
• Straight edge
• Construction ruler with ¼-inch scale
• Construction template
• Tape
• Services of structural engineer (optional)
• Budget
• Kitchen contractor
• Building Department (permits)

Instructions

1. Measure the existing kitchen and mark on the graph paper the location of the walls. The scale should be one-quarter inch equals one foot. Mark the location of all windows, doors, electrical outlets, switch plates, doorways, cabinets, appliances and fixtures (such as water heaters or other fixtures).

2. Extend the measurements into adjacent rooms that will be part of the remodel. These are any rooms where walls will be removed or opened up between the rooms. Draw these adjacent rooms well beyond the area where they connect to the kitchen. Note measurements on the graph.

3. Lay tracing paper over the graph and tape it down. Mark out the location of the new kitchen walls. Be sure to show the relationship between the kitchen and adjacent rooms by using a light, dashed line for walls that will be removed. The objective is to remove obstructions to flow, light, space and functionality. The second objective is to add style and visual appeal.

4. Draw the new layout of the kitchen arranging new cabinets, sinks, appliances, pantries, islands and any other feature that is being added. Orient your new space so that it becomes part of a family room to create open space and easy movement about the new spaces. Mark the location of where new electrical outlets should be placed, the new location of plumbing, light fixtures and any other ducting that is being moved. Be sure to mark any new locations of exterior doors and windows. If the remodel extends the kitchen outside the exterior wall, be sure to include careful measurements of the new square footage.

5. Determine if any walls being removed are load bearing. With single story homes, a preliminary check of the attic space above the walls to see if the ceiling joists are running parallel or perpendicular can help establish the probability. If the joists run the same direction as the wall, it is likely that the wall isn't load bearing. If the joists run across the direction of the wall, the wall may be load bearing. On two-story homes, the floor joists operate in a similar way. Look for areas where walls stack one above the other in the same general location from one floor to the next. Look for foundation and support posts in the basement or foundation for additional clues. For the best information, hire a structural engineer to examine the walls and make a conclusive determination.

6. Determine a maximum budget for the remodel. Subtract 15 percent. This remaining figure is the actual budget for the remodel. All remodels cost more than what is expected. Budget for problems and unexpected issues so that the project doesn't stall in the middle from a funding shortfall.

7. Take the budget and plans to a kitchen contractor (store or individual) and select cabinets, floors, lighting and finishes within the budget, allowing for electricians, plumbers and general construction. This budget needs to include permits and approvals as well. Once a preliminary project is established check with the local building office for additional fees or issues. Before hiring a contractor, seek the recommendations of friends, family and neighbors and only hire licensed contractors. Select the contractor that meets your requirements the best.

Tips & Warnings

• The more preliminary planning that is done prior to working with a contractor, the more costs can be controlled. Try not to need to make additional changes during the work. Change orders are very expensive. It is often a good idea to run your plans by a real estate agent to establish their viewpoint on what features to include to create the best resale value for your home.

• Do not over build for your neighborhood. Try to select choices that are timeless and not trendy as trends shift rapidly and quickly date a kitchen.

References

• McVicker
• Cal Finder
• Consumer Reports -- Kitchen Values