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Most Hunter Valley homes built before 1990 were designed with closed-off rooms — a separate lounge, a separate dining room, a kitchen hidden behind walls that made sense when cooking smells and noise needed containment. Today those walls chop your home into dark, disconnected spaces that feel half the size they should. An open plan renovation removes the barriers between kitchen, dining and living — flooding the space with light, creating genuine family connection and unlocking the true size and value of your Hunter Valley home. Belvedere Building & Electrical manages the complete process — structural engineering, wall removal, beam installation, kitchen relocation and full fit-out. Licensed, fixed price, all trades in-house.
Pre-1990 Hunter Valley homes were built with a layout that reflected how families lived then — separate rooms for separate activities, a kitchen away from the living areas, doorways that broke up the flow. The floor area is there. The natural light is there. But walls in the wrong places mean rooms feel cramped, dark and disconnected, and the home never quite works the way a modern family needs it to. An open plan renovation changes all of that. By removing the walls between kitchen, dining and living — and installing the structural beams that safely carry the loads those walls were supporting — you reveal a genuinely connected, light-filled space that is often 40–60% larger in feel than the same floor area with walls in place.
Belvedere Building & Electrical manages the complete open plan renovation — structural engineer's assessment, council approval where required, wall removal and temporary propping, steel or LVL beam supply and installation, all make-good to ceiling and floors, kitchen relocation and fit-out if required, electrical and plumbing reconfiguration, and full finishing including painting. One fixed-price contract covering every element, all trades in-house, licensed structural work throughout.
The critical first step in any Hunter Valley open plan renovation is correctly identifying which walls are load-bearing and which are partition walls. Load-bearing walls carry roof, floor or upper storey loads — removing them without the correct structural beam and support columns causes progressive structural failure. Belvedere engages a structural engineer to assess every wall before anything is touched, and provides the engineer's beam specification and footing design as part of the project scope.
Removing walls moves lighting circuits, power points, data cables, smoke detectors and — where a kitchen relocation is involved — plumbing supply and waste lines. Because Belvedere has electrical and plumbing in-house, these reconfigurations are part of the same project scope rather than separate engagement of independent trades. Lights positioned over where the new island bench will be. Power points where a wall used to be. Kitchen plumbing connected in the new position.
A wall removal without make-good to the ceiling and floors leaves visible scars — lines in the ceiling plaster where the wall head plate was, different floor levels or floor coverings meeting in the middle of the new open space. Belvedere includes complete ceiling make-good, floor levelling and matching or replacement floor coverings, and full repainting of the entire open plan area in the fixed-price contract. The finished room looks like it was always designed this way.
Structural assessment to finished open plan living — engineering, wall removal, beam installation, kitchen, electrical, plumbing and painting all managed under one contract.
Licensed structural engineer engaged to assess all walls to be removed — identifying load-bearing versus partition, calculating beam size and specification (LVL, steel flitch or steel RHS), footing pad requirements and temporary propping design. Engineer's documentation provided to certifier for approval. Building approval or CDC confirmation obtained before any structural work begins.
Learn MoreTemporary acrow prop support system installed to carry loads during wall removal. Existing wall framing and plasterboard carefully removed, services redirected before removal. Structural beam — LVL timber, steel flitch plate or RHS steel section as specified by engineer — craned or manually positioned and fitted to engineer's specification. Beam concealed in ceiling void or expressed as feature beam per design preference.
Learn MoreWhere open plan requires the kitchen to move — from an enclosed room to the new open plan living area — Belvedere manages the complete kitchen relocation: new custom joinery and cabinetry, stone or laminate benchtop, splashback tiling, new island bench where the design requires it, all appliance connections, and plumbing supply and waste connected to the new position by our in-house licensed plumber.
Learn MoreComplete electrical layout redesigned for the new open plan space — ceiling lights repositioned over the new kitchen, dining and living zones, downlights or pendants installed over the island bench, power points relocated to the new wall positions, data points moved, smoke detectors repositioned to meet NCC requirements for the new layout. All by our in-house licensed electrician, certified and inspected.
Learn MoreWhere the kitchen is relocated or the open plan renovation changes the position of the kitchen sink, dishwasher connection or any other plumbing service, our in-house licensed plumber relocates the water supply and waste lines to the new positions. New supply connections, relocated drainage to the existing sewer line, dishwasher waste and hot water connection all handled as part of the renovation scope.
Learn MoreComplete ceiling plasterboard make-good where wall head plates and ceiling joists were modified — seamless finish with no visible joint lines where the wall was. Floor levelling and new floor covering (hybrid plank, engineered timber or polished concrete) extended across the new open plan area. Full repaint of the entire open plan zone — ceiling, walls and trims — to a single consistent finish.
Learn MoreSix reasons Cessnock, Maitland and Singleton homeowners trust Belvedere with the structural renovation that changes everything about how their home feels.
NSW Builder's Licence 329 075C. Any renovation involving structural wall removal, beam installation or footing modifications is classified as structural building work under the Home Building Act — it must be carried out under a licensed builder's contract and is subject to a mandatory certifier inspection. Unlicensed structural work cannot be signed off, cannot be insured and creates serious liability for the homeowner.
We see open plan renovations that have been done by non-licensed contractors who removed walls they assumed were non-load-bearing — only for the ceiling to crack, doors to jam and the roof structure to visibly deflect. Belvedere engages a licensed structural engineer to assess every wall before any removal, provide a certified beam specification, and sign off on the installed works. No assumptions, no shortcuts.
An open plan renovation touches every trade — structural building, electrical, plumbing, plastering, flooring and painting. When these trades are engaged separately by the homeowner, the coordination gap between them is where cost overruns, delays and quality problems occur. Belvedere manages every trade internally under one project plan and one fixed price — no gaps, no finger-pointing between trades, no schedule blowout.
Every element of the open plan renovation is scoped and fixed before demolition begins — engineer's fees, building approval, wall removal, beam supply and installation, ceiling and floor make-good, electrical and plumbing reconfiguration, kitchen relocation if required, and full repaint. The price in your contract is the price at handover. No surprises when the wall opens and the beam turns out to be more complex than expected.
Hunter Valley homes span brick veneer on timber frame, fibro (fibrous cement sheet) on hardwood frame, hardboard cladding on timber frame and double brick — each with different structural systems, different wall-removal considerations and different make-good requirements. We know what to expect from each construction type and price accordingly — no mid-project discoveries that the wall construction was different from what was quoted.
An open plan renovation is a high-stakes project — structural decisions made incorrectly cause long-term problems. You deal directly with Vincent or Clarence at every stage — from the initial feasibility discussion to the day you see the finished open space for the first time. No project manager relaying decisions, no communication gap between you and the builder doing the structural work.
Five clear stages from free feasibility assessment to the day you walk into your new open plan living space for the first time.
We visit your Hunter Valley home, identify which walls are structural candidates for removal, assess ceiling structure and floor levels, discuss your open plan layout vision and budget, and provide an indicative fixed-price range within one week — before you commit to anything.
Structural engineer engaged to assess walls, specify beam sizes, footing requirements and temporary propping design. Building approval or certifier sign-off obtained. Fixed-price contract signed. All engineering documentation filed with certifier before any work begins on site.
Acrow prop system installed to engineer's design. Electrical and plumbing within walls redirected. Wall framing and plasterboard removed carefully, debris cleared. Beam pocket formed in supporting structure at each end. Structural beam lifted and installed to engineer's specification and certifier-inspected before props are removed.
Electrical layout reconfigured for the new open plan zone — lights, power points, smoke detectors repositioned. Plumbing relocated if kitchen is moving. Kitchen joinery, benchtop and appliances installed. Ceiling plasterboard made good seamlessly, floors levelled and extended, all finished for painting.
Full repaint of the open plan zone — ceiling, walls and trims — in a single consistent finish. Certifier final inspection completed. Any defects addressed. Keys handed back with your Hunter Valley open plan living space fully complete at the fixed price agreed at contract.
There isn't any job these brothers cannot do! They removed three walls between our kitchen, dining and lounge in our Cessnock home, installed a structural steel beam, relocated the kitchen and gave us a completely open living space. The structural engineering was properly coordinated, the finish is seamless and the home feels twice the size. Exceptional work.
Top quality work from top quality people. Vincent managed the structural engineer, building approval, wall removal, beam installation and the full kitchen relocation in our Maitland home under one fixed price. The open plan result is spectacular — light, connected and feels like a completely different home. Professional, skilled and completely trustworthy.
We had been told by another builder that the wall between our kitchen and living room couldn't come out. Belvedere engaged the structural engineer, confirmed it could be done with a correctly sized LVL beam, and executed the removal and make-good perfectly. You cannot see where the wall was. The space is incredible. Fixed price, flawless result.
Clarence coordinated every trade — structural engineer, certifier, electrician, plumber, plasterer and painter — as one seamless project. Our Singleton home went from three dark, disconnected rooms to a beautiful open plan kitchen, dining and living area in six weeks. The ceiling make-good is invisible. The electrical layout is perfectly placed for the new space. Outstanding.
Our 1970s Cessnock home had four separate rooms across the back half of the house. Belvedere removed two load-bearing walls with engineered beams, relocated the kitchen and gave us an open plan living space that genuinely transforms how we use the home. All done at the fixed price, with structural engineering documentation and certifier sign-off. Could not recommend more highly.
From the first consultation to handover, Belvedere were exceptional. The open plan renovation of our Maitland home was completed on the fixed price with zero variation requests. The structural beam is perfectly concealed, the ceiling is seamless and the new kitchen layout in the open plan space is exactly what we designed with Vincent. First-class result.
The most common questions Hunter Valley homeowners ask before opening up their home with Belvedere.
Ask Us DirectlyAn open plan renovation in the Hunter Valley typically costs $25,000–$85,000 depending on scope. A single wall removal with beam installation, ceiling and floor make-good and repaint typically costs $25,000–$40,000. A full open plan renovation — two or three wall removals, beam installation, kitchen relocation to the new open plan area, new kitchen fit-out, electrical and plumbing reconfiguration, ceiling make-good, new floor covering and repaint — typically costs $50,000–$85,000. We provide a fully itemised fixed-price proposal within one week of the free feasibility assessment. Book your free assessment today.
The definitive answer requires a structural engineer's assessment — not a visual inspection, not running your hand along the ceiling, and not advice from a neighbour who renovated their own home. General indicators that a wall may be load-bearing include: it runs perpendicular to the floor or ceiling joists, it sits directly above a foundation or another wall below, it has another wall or post directly above it in a two-storey home, or it is located in the centre of the house. However, these are indicators, not confirmation — only a structural engineer can definitively assess load-path and specify the correct beam and footing to replace it. We arrange this assessment as part of the open plan renovation scope.
Any structural wall removal in NSW requires a building approval — either a CDC (Complying Development Certificate) from a private certifier or a DA from the relevant council. The approval type depends on the scope and the property's overlay constraints. Non-structural partition wall removal in existing dwellings may qualify as exempt development in some cases, but this must be confirmed by a certifier before work begins. Belvedere manages the approval process as part of every open plan renovation scope — we confirm the approval pathway at the feasibility assessment and lodge all required documentation with the certifier or council.
An open plan renovation in the Hunter Valley typically takes 6–14 weeks on site depending on scope. A single wall removal with make-good and repaint typically takes 3–5 weeks on site. A full open plan renovation including kitchen relocation, new kitchen fit-out, electrical and plumbing reconfiguration, flooring and full repaint typically takes 8–14 weeks. Engineering and approval typically adds 3–6 weeks before construction starts. From engagement to completed open plan living is typically 12–18 weeks total depending on the scope and approval pathway.
In most cases, yes — an open plan renovation can be staged to allow families to remain in the home during construction. The most disruptive phases are the wall removal and beam installation (typically 1–3 days of heavy dust and noise) and the period where the kitchen is disconnected during relocation (typically 1–2 weeks). We discuss the construction sequence at the contract stage and advise on which phases are most disruptive — many Hunter Valley families choose to arrange temporary accommodation for 1–2 weeks during the structural phase rather than for the entire renovation period.
After wall removal, the ceiling requires make-good where the wall's head plate was fixed — typically a strip of new plasterboard set and sanded seamlessly into the existing ceiling surface. Done correctly, you cannot see where the wall was. The floor requires either extension of the existing floor covering across the new opening (possible with tiles and some timber floors depending on age and availability), replacement of the floor covering across the entire open plan zone with a consistent new material, or levelling and grinding of any differential between the floor levels in the two former rooms. We include complete ceiling and floor make-good in every open plan renovation fixed price — no half-finished ceilings or obvious floor patches.
Licensed open plan renovation builders serving Cessnock, Maitland, Singleton, Newcastle, Lake Macquarie and the wider Hunter Valley region.
Book a free feasibility assessment. We'll visit your home, identify which walls can be removed, assess the structural requirements and provide a fully itemised fixed-price proposal within one week — no obligation.