Daniel Vachon, Navigation RealtyBack to Property

Renovation opportunity

Opening the plan.

A conceptual study showing the dining area, kitchen, and living room connected as one continuous main-level space.

Concept Study
Open-concept rendering from dining room toward living room
Concept view: dining, kitchen, and living room as one continuous space

The design move

Remove the visual barrier.

The concept removes the central living-and-dining partition while retaining a clean engineered header at the ceiling. The result is a brighter, more connected main level with improved circulation, longer sightlines, and a more usable entertaining zone.

EXISTING
Partition + arch
CONCEPT
Open span + header

Planning range

$8K–$15K

Conceptual 2026 San Diego-area allowance—not a bid.

Permit, plan check + inspections$750–$1,500
Demo$1,000–$2,000
Shoring, beam + posts placed$3,000–$5,000
Drywall + paint$2,000–$4,000
Flooring + baseboard + finishing$2,000–$4,000

Typical on-site project sequence

A clear path from wall to open span.

1

Day 1 | Size the new opening

Contractor verifies the span and determines the replacement beam and enlarged end-post sizes.

2

Day 2 | Expose the framing

Remove drywall to reveal the existing framing and install temporary shoring.

3

Day 2 | Install beam + posts

Remove the existing posts and header, then set the new beam and posts.

4

Day 2 | Clear the opening

Remove unneeded partition framing and temporary shoring after the new structure is secured.

5

Day 3 | Patch + relocate

Restore drywall at the ceiling and ends; relocate nearby outlets and mechanical items as needed.

6

Day 4 | Complete the floor

Install the matching tile where the former partition stood.

7

Day 5 | Finish the opening

Complete baseboards, wall texture, paint, and final touchups.

Planning schedule

Estimated planning horizon.

1–3 weeksInitial contractor meeting, plans + permits
1–2 daysDemolition
1–2 daysStructural framing
1–2 daysDrywall
1–2 daysFlooring + baseboards
1–2 daysPaint + finish work
TOTAL ESTIMATED PLANNING HORIZON2–4 WEEKS

Other notes

  • Confirm HOA or association architectural approval requirements.
  • Verify the desired relocation of electrical and mechanical components.
  • The property conveys with necessary matching floor tile where needed.
  • Use a California-licensed contractor and confirm required permits are finaled.
  • Several other units in the development have completed the same wall removal. Ask for more details.

Conceptual renderings

See the opening from every angle.

Dining to living open-concept renderingView 01 | Dining to living
Living to kitchen open-concept renderingView 02 | Living to kitchen
Elevated open-concept overview renderingView 03 | Elevated overview
Living to dining open-concept renderingView 04 | Living to dining
Important: These renderings and allowances are conceptual marketing materials only. They are not architectural or structural plans, a contractor bid, or a representation that the work is approved or included in the sale. Final feasibility, beam size, posts, footings, permits, HOA approval, pricing, schedule, and code compliance must be verified by licensed professionals and the authority having jurisdiction.
Download Project Study PDFReturn to Property Website

Interested in the possibility?

Contact Daniel Vachon for the property details and additional information about similar wall-removal projects completed within the development.

Call 619-200-4716
Planning references noted in the project study: California CSLB permit guidance; City of El Cajon PACO; San Diego-area structural engineering timelines. Presented by Daniel Vachon | Navigation Realty | CA DRE 01488922 | 619-200-4716.