Walls & openings
Discuss removing or modifying a wall, widening an opening or changing an entry. A qualified design professional assesses the existing structure and the proposed change.
Structure & space · South Florida
Reimagine the space. Respect the structure.
A better layout begins with understanding the building.
Opening a room, adapting an office or planning an addition? Discuss structural modifications and build-outs with Perkins, with design responsibilities, approvals and construction coordination defined before work begins.
Discuss your structural projectExplore the approach1980Perkins Roofing founded
6 countiesSouth Florida service area
Miami + JupiterTwo offices to start with
Meet the Perkins team ↗Structural Modifications & Build-Outs
More possibility. A considered path forward.
Start with the change you want to make. The team will review your property, the work involved and the responsibilities needed to move forward.
Beams, columns & ceilings
Review framing adjustments, reinforcement requests and ceiling changes as a connected design problem. Member sizes, connections and temporary support are project-specific.
Foundation work
Bring reports or concerns about existing foundations for project-fit review. Investigation and a qualified repair design come before selecting a construction approach.
Retail & commercial build-outs
Rework the layout around your operations, customers and landlord requirements. Coordinate structure with access, building systems, finishes and occupancy.
Office reconfiguration
Adapt workspaces for changing teams and uses. Confirm which partitions, services and assemblies can be altered before committing to an open-plan layout.
Home renovations & additions
Discuss expanded living areas, attic conversions or additions. Feasibility depends on the existing building, proposed use, design and applicable approvals.
From intention to detail
See the plan before the change.
Follow the questions from existing conditions to closeout. These original diagrams are conceptual only: not engineered drawings, load calculations or instructions for demolition.
Understand
Start with what is already there.
Collect available drawings, reports and alteration history. Site investigation helps the design team understand the existing structure, connections and concealed conditions.
- Existing plans and previous alterations
- Property use and occupied areas
- Design professional and investigation scope
What to clarifyAn informed brief before a construction commitment.
Design
Resolve the whole connection.
The proposed opening or layout must be considered with the elements around and beneath it. Define who provides the design, supporting assessments and permit documents.
- Project-specific structural design
- Building systems and envelope interfaces
- Approval responsibilities and review path
What to clarifyDocumented decisions, not a beam selected from a picture.
Coordinate
Sequence the work around the design.
Agree site access, protection, temporary works and trade coordination with the responsible professionals. Field conditions that differ from the documents need review before the plan changes.
- Temporary works and site protection
- Required hold points and inspections
- Written review of changes and discoveries
What to clarifyConstruction coordinated with the approved project documents.
Complete
Keep the records with the result.
Confirm the inspection and closeout path before enclosing work. Coordinate finishes and obtain the agreed project records, outstanding-items list and applicable warranties.
- Inspection and close-in coordination
- Finishes and envelope reinstatement
- Final records and outstanding items
What to clarifyA handover that explains what changed and what was completed.
Your project, clearly defined
Before a wall moves, get the brief right.
A productive first conversation starts with your intended use and the constraints of the property. You do not need to diagnose the structure yourself.
Discuss your structural project- The outcomeThe layout, opening, repair or new use you are considering.
- The recordsExisting drawings, surveys, inspection reports and alteration history.
- The approvalsDesign appointments, building department, association and landlord review.
- The siteOccupancy, access, utilities, shared spaces and protection requirements.
- The agreementScope, responsible contracting entity, design fees, exclusions and change process.
Practical answers
Know what to ask.
Then plan the work.
Clearer expectations for your property, scope and next step.
Construction advice library ↗What structural modifications and build-outs can I discuss?
Wall and opening changes, beam or column adjustments, framing repairs, foundation work and residential, office or commercial build-outs. Perkins confirms project suitability and the design and construction responsibilities before committing to a scope.
How can I tell if a wall is load-bearing?
Do not rely on tapping the wall, a photograph or its orientation. A qualified professional needs to assess the building and available documents. Concealed systems and other protected assemblies also matter, even where a wall is not load-bearing.
Who provides the structural design?
Confirm the appointed, appropriately licensed design professional and their scope in writing. Design, investigation, permit submissions and construction are distinct responsibilities; the agreement should identify who provides each.
Can I change the layout in a condominium?
Start with the association and available building documents, then arrange project-specific design review. Shared structure, building systems, access and occupied units may constrain the work. Approval requirements must be confirmed for the property.
Does a new opening affect more than the wall?
It can. The design may need to address surrounding framing, supports, foundations, utilities and exterior interfaces. Product selection and weather protection also require coordination when the opening connects to the exterior.
Can Perkins help with foundation repairs?
Foundation repairs and strengthening are part of the original service offering to discuss. Bring any professional reports. The team must confirm project fit, investigation needs and the qualified design scope before proposing a repair method.
Can the building stay occupied?
That must be reviewed for the specific work. Temporary works, access restrictions, utilities, dust and noise can affect occupancy. Do not assume occupants can remain based on the size of the visible alteration.
What happens if hidden conditions differ from the drawings?
Clarify a written process for stopping the affected work, documenting the condition and obtaining direction from the responsible professionals. Scope, price and schedule changes should be reviewed before changed work proceeds.
What determines the price and timeline?
Investigation, design, approval reviews, access, temporary works, materials, inspections and reinstatement all influence the plan. A site-specific proposal should distinguish known scope from allowances and unresolved conditions.
What should I request at closeout?
Agree the required inspection records, permit status, revised documents where applicable, completion review, warranty information and outstanding-items list before construction begins. Keep those records with the property.
Your next step
Start with a
useful conversation.
Tell Miami or Jupiter what you want to change, where the property is and what matters most to you.
Discuss your structural projectProject suitability, scope, price and schedule are confirmed after review.
Miami office
305-642-7663 — call the Miami officeMonroe · Miami-Dade · Broward
Jupiter office
561-559-7663 — call the Jupiter officePalm Beach · Martin · St. Lucie