Internachi certified professional inspector
The Case Against Open Concept Homes
It seems like every single home renovation show has a segment where the client expresses their love for having an open concept home. A few scenes later, out come the sledgehammers and within a few minutes we see a wonderfully clear, open room. If only it was that easy! I am a home inspector and not a building contractor, but I certainly can tell you without any hesitation that tearing out a wall is far messier and more expensive and disruptive than any TV show implies. As a general rule, I personally am not a fan of open concept design and here are some reasons why I believe you should think twice before taking part in this type of renovation.
Load Bearing Walls
Contrary to some horror stories you may read of load bearing walls being cut down, in most modern homes the roof is constructed using engineered trusses, which generally do not require support (for the top level of the house only) aside from the exterior walls. However, in Nova Scotia and most area of North America only a licensed engineer can certify a wall is not load bearing. There are lots of articles online about how to identify a load bearing wall, but it is not always as simple as an internet search.
Plumbing & Electrical
When plumbing and electrical systems were originally installed, no thought was given to what the home would look like 30, 40, or 50 years into the future. A lot of these shows make it look like a simple 2-hour job to move some wires and pipes when in reality, it can be a very difficult and expensive task. These two systems have to be engineered carefully and relocating these features is not as simple as simply adding new pipes and wires. There is a very good reasons plumbers and electricians are expensive and it isn't because they are just greedy.
Houses are Designed to Have Zones
Modifying the structure can affect the home’s HVAC (Heating, Ventilation and Air Conditioning), as these systems were designed with walls and separation in mind. Not only can energy flow be disrupted and possibly require remediation but there is no longer a way to “seal off” specific rooms. For example, in our home the kitchen heat can be turned low after supper to save energy, but this is not generally possible in an open concept house.
There is also the issue I see in some flipped houses where the stove is moved from an exterior wall towards a more central location. Rarely is the ventilation factored in and while it actually is NOT required by any building codes, it won’t take long for the lack of a kitchen fan to become unpleasant.
We always have a child and sometimes more than one in our house. As great as kids are, there can be no doubt they are noisy. With an open concept house, the sounds of children (or their favourite shows) can travel throughout the home.
Any home built before the 80s almost always has asbestos in it. While generally harmless if left alone, it becomes very dangerous when disturbed. Always assume any home built before the 80s has asbestos in the walls until proven otherwise.
For these reasons and many more, it is important to think twice before knocking down walls. TV shows are designed to provide a WOW factor but as a homeowner, unforeseen issues can develop after the sledgehammers are brought in and the walls come down.