I have no clue. There are other forums on Building a Home and Remodeling, that may have the experts you need. You might want to cross-post in those as well. Good luck!

I was so curious. Asked GC husband. His response was... you’re gonna trust advice over the internet. Ok, I work at Walmart, stayed at motel 6 last night, but hey rip it all out! What’s the worst that can happen....

I realize you just want a ballpark range of if it is a loadbearing wall and what that will cost, but you need to get a contractor involved to look at your project to give you that info.

ps, then he says, if there are no bears sitting on it, it’s not a load bearing wall. Sorry it was kinda funny!

You will need a contractor and likely a structural engineer to review your plans. The answer is it totally depends on your specific conditions. The good news is that since you have the existing framing plans, you have saved your contractor and engineer a ton of investigative work and they should fairly quickly be able to give you an answer.

Never trust plans in this type of situation. Someone needs to verify how the structure was actually built. Plans change. I'd start with a competent framer.

Thanks all for some of the advice. And no, I would never tear down a wall based on advice in this forum. I just wanted to get a preliminary idea on how much this might cost. And a major cost driver will be whether the wall in question is load bearing or not. I appreciate further input and will also try some of the other forums to see if anyone can define DBL TOP CHORD BEARING. Thanks!

Call two contractors and ask them specifically if they have worked on a townhouse like yours before and give a ballpark bid over the phone. They might have a knowledge of costs if they have previously dealt with a similar project. It is implying it’s a bearing wall what is written on plan. You don’t tell us details, but most townhouses are two story. But if you want a ballpark price, which is impossible not knowing where you are located, what we are looking at, if there’s electrical or plumbing involved, etc.... I’d guess $3,500? Again depends on..... per mr rebunky

Bemocked (or anyone else) -happy to share the plans with you. It's a PDF so I can't save it as a JPEG and upload here.

Open the .pdf on your device then take a screenshot. Voilá a .jpeg

I am a licensed structural engineer. There is more to a wall than just load bearing or not. Believe me I am the biggest fan of DIY projects and learning from online forums and websites. A home's structure is NOT one of those things. Rarely have I ever come across advice on the internet close to accurate when it comes to matters related to a stucture's integrity. You need an engineer to assess your options, a contractor is a very distant second option having no knowledge of your home's details. I would also add that there is little value in getting quotes over the phone unless you're able to find a bonded contractor who will work on a fixed fee (never seen this). In the end, with the right people advising you, this is usually a quite simple task you are asking. With the wrong people advising you, this is a nightmare of a project, and at best costing you more than it should have. Good luck, sounds like a fun project!

There's one serious factor everyone's forgetting to mention:

Your location.

Prices vary wildly depending upon where you are. What the work conditions are, how badly someone needs the work, things like that.

I'd also get a price on a cased opening, just in case you can't remove the wall. Even though an initial visit could give a price for both options, if someone has to come back, that's $$.

Good luck! Sounds like quite a project and I'd love to see pics are you go.

in my very hot, expensive, area, the engineering work would be about $500-$800. The beam itself under $1000. The rest is mostly labor. Maybe a day for 3 people @ a fully loaded labor cost of around $100/hour each. So maybe 4000-5000. That doesnt include sheet rock or anything, just getting it framed up