Project Overview
Project: Kitchen Remodel — Open Concept
Address: 11111 Mallory test st, VA
Kitchen: 15'3" × 8'9" (133.4 sq ft)
Flooring area: Whole floor plan — 389 sq ft (kitchen + dining + living)
Structure: Load-bearing wall opened 16 ft — engineered LVL beam + 2 crawlspace piers
Cabinets & countertops: New — LC Cabinetry white shaker + quartz
New electrical: Dedicated circuits (range, microwave, fridge, island) + fixtures
Included Scope — Valerio Team
10103Structural — LVL Beam + 2 Crawlspace Piers
- 3-Ply 1-3/4" × 11-7/8" 2.0E LVL beam for the 16-ft clear opening (16'-7" total length) with temporary shoring/bracing and bearing hardware
- Two (2) concrete piers installed under the crawlspace to support the new load path
- Loads carried through the floor down to the crawlspace piers and wall
Site Photos — Before Work
Itemized Scope — Crew & Allowance
| Crew / Service | Quantity | Allowance |
|---|---|---|
Structural — LVL Beam + 2 Crawlspace Piers | 1 beam + 2 piers | 2 days |
Not Included
- Permits — none applied for (owner preference)
- New refrigerator (existing unit repositioned near the back door)
- Structural design / engineering review
- Rot or structural repairs beyond the beam, piers & sill — quoted after demo
- Painting beyond the kitchen
- Backsplash / tile work
- Exterior work beyond the window sill + J-channel
- Appliance units — homeowner-provided (installation included)
- Moving furniture or personal items beyond the appliances
- Utility / service upgrades