How much does an open concept kitchen remodel cost in Minneapolis? Wall removal, structural engineering, permits, and full kitchen refresh: $8,000–$130,000+ depending on scope. Covers load-bearing walls, city permit lead times, and hidden costs in older Twin Cities homes.
Minneapolis has one of the highest concentrations of pre-1950 housing stock of any major American city. Those bungalows, four-squares, Cape Cods, and Tudors were built with separate rooms by design: a formal dining room, a closed kitchen, a living room. That layout made sense when the cook stayed out of sight. It doesn't match how families use homes in 2026.
The most common remodel request we get across the metro is some version of the same idea: remove the wall between the kitchen and the dining room (or living room), create a central island, and let the space breathe. Done right, it's the single highest-ROI change you can make to an older Minneapolis home. Done wrong, it's expensive, structurally problematic, or both.
This guide covers what open concept kitchen remodels actually cost in the Twin Cities, which walls are load-bearing (and what that means for your budget), what permits you'll need, and what the process looks like from first call to final punch list.
The single biggest variable in an open concept remodel is whether the wall you want to remove is load-bearing. In a pre-1960 Minneapolis home, the wall between the kitchen and dining room is almost always load-bearing. It's typically parallel to the ridge line of the roof and runs perpendicular to the floor joists above.
Removing a load-bearing wall requires:
Structural work on a single interior wall — including engineer fees, permit, beam, posts, and patching — typically runs $8,000–$18,000 in the Minneapolis market. That range shifts based on beam span length, whether there are utility lines in the wall (plumbing, electrical, HVAC duct), and ceiling height.
| Factor | Lower Cost Impact | Higher Cost Impact |
|---|---|---|
| Beam span | Short span (8–10 ft) | Long span (12–16 ft) |
| Utilities in wall | None | Plumbing stack or duct in wall |
| Floors above | Single story above | Two stories above |
| Foundation path | Post lands on beam or foundation | Post requires new footing |
| Ceiling height | Standard 8 ft | Vaulted or 9+ ft |
Any structural wall removal in the Minneapolis metro requires a building permit. No exceptions. A contractor who suggests skipping the permit is not someone you want on a structural project. Unpermitted structural work can void your homeowner's insurance, create title issues at sale, and leave you liable if something fails.
Here's how the permit process works in the cities we serve most frequently:
| City | Permit Lead Time | Notes |
|---|---|---|
| Minneapolis | 10–20 business days | CPED handles. Online application available. Engineering drawings required for structural. |
| Saint Paul | 7–14 business days | DSI issues permits. HPC review required for heritage preservation district work. |
| Edina | 5–10 business days | Faster than Minneapolis. Fee calculated as % of project valuation. |
| Eden Prairie | 5–10 business days | Inspections Division. Online portal. |
| Plymouth | 7–14 business days | Community Development. Engineering stamp required for beam work. |
| Minnetonka | 7–14 business days | Online application. Structural drawings required. |
| Bloomington | 5–10 business days | Building & Inspection. Both building and electrical permits typically required. |
Before any drawings, we do an in-home visit to identify wall type, look for utilities, check what's above and below, and measure the space. If the wall is load-bearing (most are in pre-1960 homes), we bring in a structural engineer for a preliminary assessment.
The structural engineer specifies the beam and posts. We draw the kitchen layout with the new open floor plan and submit for permit. In Minneapolis, plan review on a kitchen remodel with structural work typically takes 10–20 business days. While permits are pending, we finalize cabinet selections, countertop material, appliances, and finishes.
Once permits are approved, construction begins with demo. We build temporary support walls, remove the existing wall framing, install the new beam, set posts, and get structural rough framing inspection. This is the dramatic phase: the wall comes down, and the space opens up.
With the wall open, we relocate any plumbing, electrical, or HVAC that was running through it. If the new layout moves the island sink, this is when that rough plumbing happens. New electrical circuits for the island and any new appliances are roughed in. Rough inspection follows.
Drywall, texture, and paint. Flooring extended through the newly opened space (one of the most visible quality markers in an open concept remodel). Cabinet installation. Countertop template and fabrication. Appliance installation. Tile. Final inspection. Punch list and walk-through.
Open concept remodels in older Minneapolis homes have a few line items that surprise homeowners who've only seen national cost estimates:
Zillow and the National Association of Realtors consistently show that open concept layouts are among the most-searched features for buyers of pre-1960 homes in Midwestern metros. In the Minneapolis market, we routinely see homes with freshly opened kitchen-dining layouts command 5–10% premiums over comparable closed-layout homes in the same neighborhood.
The ROI on a well-executed open concept kitchen remodel in Minneapolis typically lands between 70–90% at resale — meaning a $60,000 investment typically adds $42,000–$54,000 in appraised value. That number improves when the remodel also brings the kitchen finishes up to market expectations (quartz countertops, painted cabinets, integrated appliances).
For more on the ROI question, see our guide to kitchen remodel ROI in Minneapolis.
Most Minneapolis-area homes built before 1960 are good candidates for an open concept kitchen remodel. The work is more complex than in newer construction, but it's straightforward for an experienced team. A few situations that add complexity:
An accurate quote for an open concept kitchen remodel in Minneapolis requires a site visit — not a phone conversation. The structural situation, utility locations, ceiling conditions, and existing kitchen footprint all affect cost significantly. Any contractor quoting you a firm number before seeing the home should be viewed skeptically.
We do free in-home consultations across the Twin Cities metro. We assess the structural situation, identify the scope, and give you a detailed itemized quote within 5–10 business days. See our full Minneapolis kitchen remodel cost guide for a broader breakdown of what drives pricing.
Serving Minneapolis, St. Paul, Edina, Minnetonka, Eden Prairie & the entire Twin Cities metro. Most quotes delivered within 48 hours.
Request a Free QuoteFAQ
Wall removal on a load-bearing wall in a Minneapolis home typically costs $8,000 to $18,000. That includes the structural engineer, permit, beam, posts, and patching. If you add a kitchen refresh on top of the structural work, expect $30,000 to $65,000 total.
Yes. Any structural wall removal requires a building permit in Minneapolis and all Twin Cities suburbs. Permit review for structural work takes 10 to 20 business days in Minneapolis. A contractor who suggests skipping the permit should not be hired for structural work.
In most Minneapolis homes built before 1960, the kitchen-dining partition wall runs perpendicular to the floor joists and is load-bearing. An experienced contractor can assess this on a site visit. A structural engineer will confirm it in writing and specify the beam required to replace it.
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