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Structural remodeling is a type of home renovation that changes, removes, adds, or repairs the load-bearing parts of a house, such as walls, beams, columns, and foundations. It is needed when a home has serious structural damage, when the floor plan no longer works for the homeowner's lifestyle, or when a major addition or reconfiguration is planned. According to the U.S. Census Bureau, more than 6 million American homes have some form of structural damage, making this one of the most important types of home improvement. This article covers what counts as structural remodeling, common signs your home needs it, examples of structural projects, costs, permits, and how homeowners in Coral Gables and across Miami-Dade County can get it done right.

What Is Considered a Structural Remodel?

A structural remodel is any renovation that changes, removes, adds, or repairs a load-bearing element of a building. Load-bearing elements are the parts that hold up the weight of the house. They include foundation walls, support beams, columns, posts, floor joists, and roof trusses. If a project touches any of these parts, it is a structural remodel.

This is very different from a cosmetic update like painting walls or swapping out cabinet hardware. A cosmetic refresh does not change how the house supports weight. A structural remodel changes the actual "bones" of the home. That is why it always requires a licensed contractor and, in most cases, a structural engineer.

Common examples of structural remodeling include removing a load-bearing wall to open up a kitchen and living room, adding a second story to a single-story home, repairing or replacing a damaged foundation, and reconfiguring the entire floor plan. Homeowners in Coral Gables, FL who live in older homes built before 1980 often need structural work because those homes were built to outdated codes. According to the National Association of Home Builders (NAHB), about 48% of all owner-occupied homes in the U.S. were built before 1980.

Homes throughout Miami-Dade County sometimes need structural remodeling and floor plan reconfiguration to meet modern building standards and match today's open-concept lifestyles.

What Is the Difference Between a Structural and Cosmetic Remodel?

The difference between a structural and cosmetic remodel is what part of the house gets changed. A cosmetic remodel only updates the surface, the look and feel, of a space. A structural remodel changes the framework that holds the house together.

A cosmetic remodel might include new flooring, fresh paint, updated countertops, or new light fixtures. None of these projects require moving or changing the parts that support the weight of the building. A pull-and-replace remodel, where you swap out a bathtub or install new windows in the same opening, is also not structural.

A structural remodel is more complex. It involves elements like removing walls that carry the roof's weight, adding steel beams, raising the roofline, or pouring a new foundation. These projects require building permits, engineering plans, and inspections in Coral Gables and all of Miami-Dade County. According to the Joint Center for Housing Studies at Harvard University, the U.S. home remodeling market is projected to reach $509 billion in 2025, and structural projects make up a growing share as the nation's housing stock ages.

A luxury kitchen remodel might include both cosmetic and structural elements, especially if the project involves tearing out a wall between the kitchen and dining area to create an open layout.

How To Tell if a House Has Structural Problems?

You can tell if a house has structural problems by looking for visible warning signs in the walls, floors, doors, and foundation. Catching these issues early can save thousands of dollars and prevent bigger damage later.

Here are the most common signs of structural trouble. Cracks that run diagonally from the corners of windows or doors often mean the foundation is shifting. Doors and windows that stick or will not close properly can point to uneven settling. Floors that slope, bounce, or sag in certain areas usually mean the support beams or joists below are weakened or damaged. Gaps between the walls and the ceiling or between the walls and the floor are another red flag. Bowing or leaning walls, especially in a basement, suggest that soil pressure is pushing against the foundation.

According to the American Society of Civil Engineers, about 25% of all homes in the United States have some type of damage caused by expansive soils alone. In South Florida, the combination of heat, humidity, salt air, and hurricane-season storms adds extra stress to a home's structure over time.

If you see any of these signs in a home in Coral Gables or anywhere in the Miami area, hiring a licensed structural engineer to do a full inspection is the smartest first step. A detailed report from an engineer will tell you exactly what is wrong and what needs to be fixed.

What Is an Example of a Structural Renovation?

An example of a structural renovation is removing a load-bearing wall between a kitchen and living room and replacing it with a steel support beam to create an open floor plan. This is one of the most popular structural projects in the country right now.

Other common examples include adding a second story to a single-story home, converting a garage into a living space with new foundation supports, raising the roofline to create vaulted ceilings, widening doorways by cutting into load-bearing walls, and repairing a cracked or sinking foundation. Each of these changes affects the structural system of the house and requires professional design, engineering, and permits.

In Coral Gables, many homeowners hire professionals for second-story and vertical additions that expand living space without taking up more of the lot. This is a structural project because it adds significant weight that the existing foundation and walls must be able to support.

According to a study referenced by Realtor.com, homes with open floor plans appreciate in value by about 7.4% per year, which helps explain why so many homeowners invest in structural wall removal to open up their living spaces.

When Do You Need Structural Remodeling?

You need structural remodeling when your home has damage to its load-bearing elements, when you want to change the floor plan, or when you are adding significant new space. There are two main reasons people pursue this type of project: necessity and desire.

When Structural Remodeling Is Necessary

Structural remodeling is necessary when the safety or stability of your home is at risk. Foundation cracks that widen over time, walls that bow inward, sagging roof lines, and rotting support beams all require structural repair. Ignoring these problems makes them worse. According to the National Association of Homebuilders, 80% of structural home insurance claims result from foundation movement.

Homes built before Florida's statewide building code took effect in 2002 may also need structural upgrades to meet current safety standards. FEMA estimates that Florida's modern building codes help the state avoid more than $1 billion in annual losses from hurricane-related building damage. Older homes in Coral Gables that were built to pre-2002 standards may benefit greatly from structural hardening.

Homeowners interested in storm protection can explore home hardening and resiliency upgrades that strengthen the roof-to-wall connections, reinforce the foundation, and install impact-rated windows and doors.

When Structural Remodeling Is a Choice

Structural remodeling is also a choice when homeowners want to dramatically change how their home looks and functions. Growing families may need extra bedrooms. Empty nesters might want to open up the floor plan for entertaining. Homeowners planning to sell may want to increase the property's market value.

According to the National Association of Realtors' 2025 Remodeling Impact Report, Americans spent an estimated $603 billion on home remodeling projects in 2024. The projects that scored highest for homeowner happiness included adding a primary bedroom suite, upgrading the kitchen, and installing a new roof, all of which can involve structural work.

Many Coral Gables families pursue structural remodeling to add a guest house or in-law suite on their property. This type of addition requires foundation work, framing, and structural engineering to connect properly to the main home or stand on its own.

When Should You Remodel vs. Rebuild?

You should remodel when the existing structure is in solid condition and the changes you want can be made without tearing down the entire house. You should rebuild when the damage is so extensive that repairing it costs more than starting over, or when the home's layout cannot be changed enough to meet your needs.

A good rule of thumb used by many contractors is: if the structural repairs and remodeling would cost more than 50% of the home's current value, a teardown and rebuild may make more financial sense. In Florida, this threshold is also important for flood zone compliance. If repairs or improvements in a FEMA-designated flood zone equal or exceed 50% of a home's structural value, the entire building must be brought up to current building and floodplain requirements.

The blog on whether it is cheaper to rebuild or renovate breaks down the specific scenarios where each option makes the most sense for homeowners in the Miami area.

For many homes in Coral Gables, structural remodeling is the better choice because the home's location, lot size, and existing character are worth preserving. A skilled contractor can modernize the interior, strengthen the structure, and reconfigure the floor plan while keeping the home's exterior charm.

What Is the Most Expensive Part of a Structural Remodel?

The most expensive part of a structural remodel is typically the foundation work or load-bearing wall modifications, including the engineering, steel beams, temporary supports, and related labor. These are the highest-skill, highest-risk parts of the project.

Foundation repairs alone can range from a few thousand dollars for minor crack sealing to well over $25,000 for major stabilization or underpinning, according to data from HomeAdvisor. Removing a load-bearing wall in a two-story home can cost between $9,000 and $15,000 on average, and complex projects with multiple stories can exceed $20,000 to $30,000 according to HomeGuide.

Beyond the physical construction, homeowners should also budget for a structural engineer's assessment, which typically costs $300 to $1,500, plus building permits, which can add an average of $1,600 to the total, based on data from Angi.

To learn more about the biggest cost drivers in renovation projects, the blog on the most expensive things when renovating a house covers this topic in detail from a South Florida perspective.

Does Structural Remodeling Increase Home Value?

Yes, structural remodeling increases home value when it is done correctly and addresses real issues or adds functional living space. Fixing foundation problems, opening up a floor plan, and adding square footage are among the most effective ways to boost a property's worth.

On the other hand, ignoring structural issues can destroy value. According to real estate data cited by USS Foundation Solutions, a home with unresolved foundation issues can lose as much as 25% of its market value. Rare Daily estimates the typical loss at 10% to 15% for a home with foundation problems.

When it comes to positive returns, opening up a floor plan through load-bearing wall removal is a strong investment. A Realtor.com study found that homes with open floor plans appreciate by about 7.4% per year. The 2025 Cost vs. Value Report shows that a minor kitchen remodel now delivers a 113% return on investment, and many of those projects involve at least some structural changes.

Homeowners in Coral Gables who are curious about which renovations deliver the best returns should read the blog on which features add the most value to a home.

What Room Adds the Most Value to a House?

The room that adds the most value to a house is the kitchen, followed by the primary bathroom and the primary bedroom suite. According to the National Association of Realtors' 2025 Remodeling Impact Report, kitchen upgrades and primary bedroom suite additions both received a perfect 10 out of 10 Joy Score from homeowners who completed them.

Kitchen remodels frequently involve structural changes because homeowners want to knock down walls, expand the room into adjacent spaces, add islands, or install new windows and openings. When the wall between the kitchen and living room is load-bearing, the project becomes a structural remodel.

The median spend on kitchen renovations rose by 20% to $24,000 in 2023, according to the U.S. Houzz and Home Study. In the Coral Gables luxury market, kitchen projects often go well above the national average because of the premium materials and custom design work involved.

For homeowners looking at high-impact kitchen upgrades, the blog on kitchen remodel upgrades that add the most value is a helpful resource for planning.

What Is the 30% Rule for Renovations?

The 30% rule for renovations says you should not spend more than 30% of your home's current market value on a single renovation project. This guideline helps homeowners avoid over-improving their property beyond what the local real estate market can support.

For example, if a home in Coral Gables is valued at $800,000, the 30% rule suggests keeping any single renovation under $240,000. Going over this amount could mean the homeowner spends more on the upgrade than they can recoup when they sell.

This rule is especially important for structural remodels because they tend to be more expensive than cosmetic updates. Foundation repair, load-bearing wall removal, and second-story additions can all carry significant price tags. Smart planning with an experienced contractor helps keep the project within a range that makes financial sense.

The blog on the 30% rule for renovations covers how Miami-area homeowners can apply this guideline to their own projects.

Do You Need a Permit for Structural Remodeling in Coral Gables?

Yes, you need a permit for structural remodeling in Coral Gables. Any project that changes, adds, or removes a load-bearing element of a building requires a building permit in Miami-Dade County and the City of Coral Gables. This includes removing walls, adding rooms, modifying the foundation, or changing the roofline.

The permitting process in Coral Gables can be more detailed than in other parts of Miami-Dade because many homes fall within historic overlay zones. The city's Board of Architects reviews exterior changes to homes in certain neighborhoods, which can add extra steps to the approval timeline.

Working with a contractor who knows the local permit process is critical. An experienced team will handle the permit applications, engineering plans, and inspections so the project stays on schedule and on the right side of the law. The blog on permit requirements for home renovation in Coral Gables explains the full process.

In What Order Should You Renovate a House?

You should renovate a house starting with the structural and foundational work first, then move to mechanical systems, and finish with cosmetic updates last. This order protects your investment and prevents you from having to tear out finished work later.

Here is a general order for a major renovation. First, address any foundation issues, structural repairs, or load-bearing modifications. Second, handle the framing, including wall removal, additions, and floor plan changes. Third, update the mechanical systems: plumbing, electrical, and HVAC. Fourth, install insulation, drywall, and windows. Fifth, move on to finishes like flooring, cabinetry, paint, countertops, and fixtures.

According to the 2024 U.S. Houzz and Home Study, 42% of homeowners hired a general contractor for their renovation. In Coral Gables, hiring a full-service design-build team simplifies the process because one company manages the design, engineering, permitting, and construction from start to finish.

The blog on the construction process walks homeowners through each phase in more detail.

Structural Remodeling vs. Cosmetic Remodeling: A Side-by-Side Comparison

FactorStructural RemodelingCosmetic RemodelingWhat It ChangesLoad-bearing walls, foundation, beams, columns, roof structureSurfaces, finishes, fixtures, paint, flooringPermits RequiredYes, alwaysUsually notStructural Engineer NeededYesNoTypical TimelineSeveral weeks to several monthsDays to a few weeksImpact on Home ValueHigh, especially for added space or open floor plansModerate, mostly cosmetic appealRisk if Done WrongHigh: foundation failure, collapse, code violationsLow: aesthetic issues, minor reworkU.S. Homeowners Who Completed Remodeling (2024)54% of homeowners completed a remodeling project in 2024

Sources: National Association of Realtors 2025 Remodeling Impact Report, Joint Center for Housing Studies at Harvard University, National Association of Home Builders, HomeAdvisor, RubyHome analysis of remodeling data.

Frequently Asked Questions

How Long Does a Structural Remodel Take in Coral Gables?

A structural remodel in Coral Gables typically takes several weeks to several months, depending on the scope of the project. A single load-bearing wall removal might take two to four weeks. A full floor plan reconfiguration or second-story addition can take three to six months or longer. The permitting process in Coral Gables can add extra time, especially for homes in historic overlay zones.

Do You Need a Structural Engineer for Remodeling in Miami-Dade County?

Yes, you need a structural engineer for any remodeling project in Miami-Dade County that changes a load-bearing element. The engineer creates stamped drawings that show how the new design will safely carry the building's weight. According to industry data, a structural engineer's assessment typically costs between $300 and $1,500, but it is required by code and protects the homeowner from costly mistakes.

Can You Stay in Your Home During a Structural Remodel?

Whether you can stay in your home during a structural remodel depends on the scope of the work. Minor structural repairs may allow you to stay. Major projects like foundation stabilization, load-bearing wall removal in central living areas, or second-story additions usually require temporary relocation for safety. Your contractor in Coral Gables should give you a clear timeline and plan before work begins.

What Happens if You Ignore Structural Problems in Your Home?

If you ignore structural problems, they get worse over time and cost much more to fix later. Cracks widen, floors sink further, and doors stop working properly. According to estimates from Rare Daily, a home with unrepaired foundation issues can lose 10% to 15% of its market value. In the worst cases, ignored structural damage can make a home unsafe or even lead to partial collapse.

Are Older Homes in Coral Gables More Likely to Need Structural Remodeling?

Yes, older homes in Coral Gables are more likely to need structural remodeling. Many homes in the area were built decades before Florida adopted its statewide building code in 2002. The NAHB reports that the median age of owner-occupied homes in the U.S. is now 41 years. Homes of that age often have outdated framing, weakened foundations, and roof-to-wall connections that do not meet current hurricane standards. In South Florida's climate, the combination of heat, humidity, and storm exposure speeds up that wear.

Does Homeowners Insurance Cover Structural Remodeling?

Homeowners insurance covers structural damage when it is caused by a sudden, covered event like a fire, burst pipe, or storm. It does not cover damage caused by normal wear and tear, settling, or poor original construction. According to Bankrate, most foundation repair claims are denied because the damage falls under excluded categories like gradual deterioration. It is smart to review your policy and budget for structural maintenance separately.

How Do I Choose the Right Contractor for Structural Remodeling in South Florida?

You choose the right contractor for structural remodeling in South Florida by checking their license, insurance, experience with structural projects, and knowledge of local building codes. Ask for references from past structural projects. Make sure they work closely with structural engineers and handle permitting in-house. A design-build firm is often the best option because they manage the design, engineering, and construction under one roof, which reduces miscommunication and delays.

Final Thoughts

Structural remodeling is one of the most impactful investments a homeowner can make. Whether you are fixing a cracked foundation, removing walls to create an open floor plan, adding a second story, or hardening your home against hurricanes, these projects change the way your home performs, feels, and holds its value. With the median age of U.S. homes now at 41 years according to the NAHB, and with 48% of all owner-occupied homes built before 1980, the need for skilled structural work is only growing.

For homeowners in Coral Gables and across Miami-Dade County, working with a team that understands local building codes, historic preservation rules, and South Florida's unique climate challenges is not optional. It is essential. Cutting Edge Innovative specializes in structural remodeling and floor plan reconfiguration that transforms homes from the inside out. Call (786) 957-7775 or request a quote today to start planning your project with a team that gets it right the first time.

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