Structural Renovations: What Treasure Valley Homeowners Should Know

Many homeowners dream of transforming their living space through cosmetic updates like a new coat of paint or modern fixtures. But what happens when your vision requires more than just a surface-level change? What if you want to remove a wall, add a second story, or fundamentally alter the layout of your home? This is where you enter the world of structural renovations.

Unlike purely aesthetic updates, structural renovations involve modifying the “bones” of your house—its foundation, walls, columns, beams, and roof structure. These are high-stakes projects that can unlock incredible potential in your home but also come with significant complexity. For homeowners in the Treasure Valley, from Boise to Meridian and Eagle, understanding the scope, challenges, and process of structural work is the first step toward a successful and safe transformation.

This guide will walk you through everything Treasure Valley homeowners should know about structural renovations. We’ll define what these projects entail, explore common types of structural changes, and outline the critical process of planning and execution. With a deep understanding and the right professional partner, like Eliezer Custom Homes, you can confidently tackle these ambitious projects and create the home you’ve always envisioned.

What is a Structural Renovation?

A structural renovation is any construction project that alters, removes, or adds to the load-bearing elements of a building. These elements are part of the structural system that supports the weight of the home (dead load), its occupants and furnishings (live load), and external forces like wind and snow (environmental loads), transferring these forces safely to the ground.

The Difference Between Cosmetic and Structural Changes

It’s crucial to distinguish between cosmetic and structural work:

• Cosmetic Renovations: These are surface-level changes. Think of painting, replacing flooring, installing new countertops, changing light fixtures, or updating cabinet hardware. These projects don’t interfere with the home’s framework.
• Structural Renovations: These projects involve the framework itself. If you’re moving a wall, widening a doorway, adding a large window where one didn’t exist, or building an addition, you are likely undertaking a structural renovation.

Even seemingly simple changes can have structural implications. For instance, replacing a small window with a large sliding glass door requires cutting a wider opening in a wall, which may necessitate a new, stronger header above it to support the weight that the removed wall studs were carrying. This is why professional assessment is non-negotiable for these types of remodeling and renovations.

Why You Can’t “Just Remove a Wall”

A common request from homeowners is to remove a wall to create an open-concept living space. However, it’s never as simple as taking a sledgehammer to drywall. You must first determine if the wall is load-bearing or non-load-bearing.

• Non-Load-Bearing Walls: These are partition walls that only support their own weight. They can typically be removed without compromising the home’s structure, though you still need to consider rerouting any electrical or plumbing lines within them.
• Load-Bearing Walls: These walls are a critical part of the structural system. They support the weight of the floor or roof structure above and transfer it down to the foundation. Removing a load-bearing wall without properly redistributing its load can lead to sagging floors, cracked drywall, and, in the worst-case scenario, a catastrophic structural failure.

Only a qualified builder, architect, or structural engineer can definitively identify a load-bearing wall and design a safe method for its removal.

Common Types of Structural Renovations in the Treasure Valley

Treasure Valley homes, ranging from historic properties in Boise’s North End to 1990s suburban houses in Meridian, are prime candidates for structural renovations that adapt them to modern lifestyles.

1. Creating Open-Concept Layouts

This is perhaps the most popular structural renovation today. Homeowners want to remove the walls that separate kitchens, dining rooms, and living rooms to create one large, multifunctional “great room.” This project almost always involves removing one or more load-bearing walls.

The Process:

• An engineer calculates the load the wall is carrying.
• A new beam (typically a heavy-duty laminated veneer lumber or LVL beam) is specified to span the new opening.
• The load is temporarily supported while the wall is removed.
• The new beam is installed, and its load is transferred via new posts down to the foundation, which may also need to be reinforced.

2. Vaulting Ceilings

Raising a flat ceiling to create a vaulted or cathedral ceiling can make a room feel dramatically larger, brighter, and more impressive. However, this is a complex structural change. The horizontal ceiling joists in a conventional attic often serve a structural purpose, acting as “ties” that keep the exterior walls from bowing outwards under the pressure of the roof rafters.

The Process:

• The existing ceiling joists are removed.
• The roof structure must be re-engineered to handle the loads differently. This may involve installing a large structural ridge beam, reinforcing the existing rafters, or creating a new truss system.
• This renovation requires meticulous engineering to ensure the roof remains stable.

3. Home Additions

Whether you’re building out (a ground-floor addition) or building up (a second-story addition), you are undertaking a major structural project. Additions involve integrating a new structure with your existing home.

The Process for a Ground-Floor Addition:

• A new foundation must be poured and properly tied into the existing foundation.
• The exterior wall of the existing house is opened up to connect the new and old spaces, requiring the installation of a large header or beam.
• A new roof structure must be built and seamlessly integrated with the existing roofline to prevent leaks.

The Process for a Second-Story Addition:

• This is even more complex. An engineer must first determine if the existing foundation and first-floor walls can support the immense weight of a new level. In many cases, the foundation will need to be reinforced or replaced.
• The existing roof is removed.
• New floor joists for the second story are installed, followed by walls and a brand new roof.

4. Altering Window and Door Openings

Adding, enlarging, or relocating windows and doors can transform a home’s connection to the outdoors and its interior light quality. Any time you create a new opening in an exterior wall or enlarge an existing one, you are performing a structural task.

The Process:

• The wall section is temporarily supported.
• The opening is cut.
• A new, appropriately sized header is installed above the opening to carry the vertical load that was previously supported by the wall studs.
• New “king” and “jack” studs are installed to support the header.

5. Foundation and Structural Repairs

Sometimes, structural work isn’t about improving a layout but about fixing a problem. Homes in the Treasure Valley can experience foundation issues due to soil movement, water damage, or simply age.

Common Repairs:

• Fixing Cracks: Repairing significant cracks in a concrete foundation.
• Underpinning: Fortifying a failing foundation by extending it to a deeper, more stable soil layer.
• Replacing Sill Plates: The sill plate is the wooden board that sits directly on top of the foundation. If it rots due to moisture, it must be replaced to ensure the home is securely anchored.
• Sistering Joists: Reinforcing weak or damaged floor joists by attaching new joists alongside them.

The Structural Renovation Process: A Guide for Homeowners

A structural renovation is not a weekend DIY job. It demands a rigorous, professional-led process to ensure safety, quality, and compliance with local building codes. Here’s what the journey looks like with a design-build firm like Eliezer Custom Homes.

Phase 1: Feasibility and Design

This is the most critical planning stage. Rushing this phase is the surest way to encounter budget overruns and delays later.

1. Initial Consultation: The process begins when you contact us for a consultation. We discuss your goals, budget, and vision for the project. This is a deep-dive conversation to understand what you want to achieve.
2. Hiring a Design-Build Firm: Partnering with a design-build firm streamlines the entire process. The designer, engineer, and builder are all on the same team from day one. This single point of accountability is invaluable for complex structural projects, preventing communication gaps and ensuring the design is buildable from the start. You can learn more about us and our integrated approach.
3. The Structural Assessment: Before any design work begins, a thorough assessment of your home’s existing structure is performed. This may involve opening up small areas of drywall to inspect the framing, examining the foundation, and analyzing the attic and crawlspace.
4. Conceptual Design & Engineering: Your design team, in collaboration with a licensed structural engineer, will create conceptual plans. The engineer will perform the necessary calculations to design the new beams, posts, and foundation reinforcements. These calculations are not guesswork; they are based on established engineering principles and local building codes.

Phase 2: Permitting and Pre-Construction

No structural work can begin without a building permit. This is a non-negotiable step that protects you and ensures the project is safe and legal.

1. Construction Documents: The conceptual designs and engineering calculations are turned into a detailed set of blueprints, also known as construction documents. These are the official instructions for the build.
2. Permit Submission: These documents are submitted to the building department for your specific city (e.g., Boise, Meridian, Eagle). The department reviews the plans to ensure they comply with the International Building Code and any local amendments.
3. Material Procurement: While the permit is under review, your builder will begin ordering long-lead-time materials, such as custom beams, windows, or trusses. This helps keep the project on schedule once the permit is issued.

Phase 3: Construction

This is where the physical transformation takes place, managed by a professional project manager.

1. Site Preparation and Temporary Supports: The work area is sealed off to control dust, and temporary walls and shoring are built to support the structure while permanent elements are removed.
2. Demolition and Structural Installation: The existing structural components are carefully removed, and the new beams, posts, and other elements are installed according to the engineering plans. This is the most critical and often the most nerve-wracking part of the process for homeowners.
3. Inspections: At key milestones, a city building inspector will visit the site to inspect the work. For example, there will be a framing inspection to verify that the new structural components have been installed correctly before they are covered with drywall. These inspections are mandatory to proceed to the next step.
4. Integration of Systems: Once the new structure is in place and approved, electricians, plumbers, and HVAC technicians will integrate their systems into the new layout.
5. Finishing: Finally, the project moves into the finishing stages: drywall, painting, flooring, and installation of fixtures and cabinetry.

Phase 4: Final Walkthrough and Completion

After all the dust has settled, you and your project manager will conduct a final walkthrough to inspect every detail. Any minor adjustments are noted on a “punch list” and are promptly addressed. Only when you are completely satisfied is the project considered complete.

Challenges and Considerations for Treasure Valley Homeowners

• Cost: Structural work is expensive. The cost of materials (a large LVL beam can cost thousands of dollars), engineering fees, and skilled labor adds up. It’s crucial to have a realistic budget and a healthy contingency fund (15-20%) for unforeseen issues.
• Timeline: These projects take time. The design and permitting phase alone can take several months. Construction can last from a few months to over a year for large-scale additions.
• Disruption: A major structural renovation is highly disruptive. You will likely need to move out of your home during the construction phase. Dust, noise, and a constant stream of workers will be a part of your life.
• Unforeseen Conditions: This is the biggest wild card, especially in older homes. When walls are opened up, it’s not uncommon to find hidden problems like termite damage, wood rot from an old leak, or outdated and unsafe electrical wiring that must be addressed, adding to the cost and timeline.

The Ultimate Reward: A Home Reimagined

Despite the challenges, a successful structural renovation is one of the most rewarding projects a homeowner can undertake. It allows you to completely tailor your home to your lifestyle, creating spaces that are more functional, beautiful, and valuable. It’s an opportunity to not just update your house, but to fundamentally build your dream home without ever having to move.

Embarking on a structural renovation in the Treasure Valley is a significant commitment. Your choice of a construction partner is the single most important decision you will make. You need a team with proven expertise in complex residential engineering, a transparent process, and an unwavering commitment to quality.

At Eliezer Custom Homes, structural renovations are at the core of what we do. Our integrated design-build approach ensures that every project, from removing a single wall to adding a second story, is managed with precision, safety, and a deep respect for your home and your vision.

If you are considering a structural renovation for your Treasure Valley home, we invite you to schedule a free consultation. Let’s explore the possibilities together and start the journey of unlocking your home’s true potential.