The Boss’s Daughter

Open Concept Living in a Condo: What Works With Shared Walls and HOA Rules

Open concept living has been one of the most requested remodeling goals for well over a decade. Bright kitchens that flow into living spaces, fewer visual barriers, better entertaining—it’s easy to see the appeal.

But if you live in a condo, open concept comes with a different rulebook.

Shared walls, stacked plumbing, fire ratings, sound transfer, and HOA approval all mean you can’t approach a condo remodel the same way you would a single-family home. That doesn’t mean open concept is off the table—it just means it needs to be smarter, more intentional, and better planned.

This guide breaks down what actually works when you want open concept living in a condo—without violating HOA rules, compromising safety, or creating regret later.

By removing visual barriers—but not every wall—this condo creates an airy, open feel while keeping the kitchen grounded. The partial openness allows light to travel without compromising sound control or storage. 

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Why Open Concept Is More Complicated in Condos

In a single-family home, many interior walls exist purely to define space. In a condo, walls often serve multiple functions beyond layout, including:

• Structural support for the unit above

• Fire separation between units

• Sound insulation

• Housing shared plumbing, electrical, or HVAC systems

Because condos are part of a larger building system, changes in one unit can impact many others, which is why rules are tighter and approvals matter more.

That’s not a bad thing. It just means the design approach needs to be different—similar to what we discuss in
What Does a Custom Remodel Mean?

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Understanding Condo Wall Types

Before you dream about sledgehammers, it’s important to understand what kind of walls you’re dealing with. In condos, walls usually fall into these categories:

1. Shared (Party) Walls

These walls separate your unit from another unit.

• Almost always structural

• Usually fire-rated

• Often contain shared utilities

These walls are typically not allowed to be removed or altered—especially in communities like Rossmoor, where building-wide systems are tightly regulated. If you’re remodeling there, inspection requirements can be more complex than you expect:
Double the Oversight: Rossmoor vs. Walnut Creek Inspections

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2. Exterior Walls

Even though they’re technically “yours,” exterior walls are part of the building.

• Structural

• Insulated and weather-rated

• Rarely approved for modification

Exterior walls also play a role in energy efficiency and noise control, which is why changes—like window replacements—often require HOA approval:
Clear Views, Fresh Vibes: The Ultimate Guide to Window Replacements

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3. Interior Non-Load-Bearing Walls

These are the best candidates for open concept changes.

• Separate rooms within your unit

• Don’t support floors or roofs above

• Often approved for removal with documentation

Important: A wall looking non-structural does not mean it is. Engineering confirmation is not optional in condos—especially if electrical is involved.
Kitchen Electrical Codes Every Homeowner Should Know

A peninsula replaces what would traditionally be a dividing wall, offering seating, storage, and separation—all without structural changes. This is one of the most effective open-concept solutions for condos. 

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HOA Rules: What to Expect (and How to Avoid Headaches)

HOAs have a reputation for being difficult, but most are simply trying to protect the building and its residents.

Typical HOA requirements for wall changes include:

• Architectural review application

• Structural engineer’s report

• Detailed drawings

• Licensed and insured contractor

• Proof of permits

• Noise and work-hour compliance

Some HOAs also restrict:

• Plumbing relocation

• Electrical panel upgrades

• Flooring materials (especially hard surfaces)

• Dust containment and debris removal

This is why hiring properly insured professionals matters:
Why Should I Hire an Insured Remodeling Company?

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Full Open Concept vs. Condo-Friendly Open Concept

Here’s the truth most homeowners don’t hear early enough:

Full open concept is rarely the best option in a condo.

But condo-friendly open concept? That’s where the magic happens.

Storage-forward design keeps this open condo kitchen functional. Tall cabinetry and a peninsula replace lost wall space, proving that good open concept design never sacrifices usability. 

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Partial Openings: The Condo Sweet Spot

If there’s one strategy that works beautifully in condos, it’s partial openness.

Instead of removing an entire wall, consider:

Wide Cased Openings

A widened doorway can dramatically change sightlines and flow without compromising structure.

Pass-Throughs

Especially effective between kitchens and dining or living spaces. They bring light and connection without full exposure—similar to how backsplash height choices can visually open a kitchen:
Exploring the Beauty of Backsplash Heights

Half Walls

Perfect when you need separation but still want visual openness.

Interior Windows or Glass Panels

A favorite in condos—light travels freely, sound is softened, and walls stay intact.

These solutions often deliver 90% of the open concept feel with far fewer risks and approvals.

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Using Layout to Create Flow Without Demolition

Open concept is as much about how spaces relate as it is about walls.

Smart layout strategies include:

Flooring Continuity

Using the same flooring material—and running it in the same direction—visually connects rooms instantly.

Consistent Cabinet Heights

Matching cabinet lines across spaces reduces visual clutter and creates cohesion, especially around islands and peninsulas:
The Kitchen Island: Your Ultimate Guide to Designing and Styling the Heart of Your Home

Unified Color Palette

Keeping walls, trim, and finishes in a tight palette helps avoid overwhelm and decision fatigue:
How to Overcome Paint Paralysis

Zoning With Furniture

Sofas, islands, peninsulas, and rugs define spaces without blocking them.

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Kitchens: The Heart of Condo Open Concept

In most condos, the kitchen is where openness matters most—and where restrictions are tightest.

What usually works:

• Opening walls between kitchen and living space (if non-structural)

• Adding a peninsula instead of a wall

• Lowering or removing upper cabinets on one side

• Enlarging doorways

What often doesn’t:

• Moving plumbing stacks

• Relocating vents tied to other units

• Expanding into shared walls

Efficient layouts matter even more in condos:
Understanding Kitchen Zones: A Guide to an Efficient Cooking Space

This condo shows how an open concept can feel connected without losing definition. The wide opening between the living room and kitchen improves flow while preserving structure—ideal for shared-wall buildings and HOA restrictions. 

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Sound Control: Don’t Skip This Step

Open concept + condos = sound management matters.

Without proper planning, openness can amplify:

• TV noise

• Kitchen clatter

• Echoes

• Neighbor complaints

Smart sound strategies include:

• Acoustic underlayment under flooring

• Area rugs and upholstered furniture

• Window treatments

• Solid-core interior doors

• Sound-rated drywall where permitted

Comfort and accessibility often go hand in hand:
Remodeling for Accessibility: Creating a Home That Welcomes Everyone

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Storage: Don’t Trade Function for Trend

Walls don’t just divide rooms—they store things.

In condos, removing walls can:

• Reduce cabinet space

• Eliminate pantry options

• Limit shelving

Before opening anything up, ask:

• Where will storage move to?

• Can cabinetry be reworked?

• Will built-ins replace lost walls?

Sometimes refacing or reconfiguring cabinets solves the problem better than demolition:
Is a Kitchen Reface Right for You?

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Fire Ratings and Safety: Why Some Walls Must Stay

Many condo walls serve as fire barriers.

Removing or altering them may:

• Violate building codes

• Break fire separation requirements

• Create liability issues

Even partial changes may require:

• Fire-rated materials

• Specific drywall assemblies

• Inspection sign-offs

This is one area where shortcuts can have serious consequences. Safety always comes first.

Balanced proportions, intentional openings, and consistent finishes allow this condo to feel open yet controlled—an ideal example of condo-friendly open concept living done right. 

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When Open Concept Might Not Be the Right Choice

Open concept is popular—but it’s not universal.

It may not be ideal if:

• You work from home and need separation

• Noise sensitivity is a concern

• Storage is already tight

• HOA restrictions are extremely strict

• The layout already flows well

Sometimes improving lighting, finishes, and layout delivers better results than wall removal ever could.

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The Condo Remodel Mindset Shift

The best condo remodels share one thing in common:
They work with the building, not against it.

Instead of asking:

“How do I remove this wall?”

Ask:

“How do I make this space feel lighter, more connected, and more functional?”

That shift leads to better design, smoother approvals, and happier living long-term.

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Final Thoughts

Open concept living in a condo is absolutely possible—but it looks different than it does in a single-family home.

The most successful projects:

• Respect shared structures

• Follow HOA rules from day one

• Use partial openness strategically

• Balance flow, function, and sound

• Prioritize safety and long-term livability

When done right, condo open concept feels intentional, elevated, and effortless—without the stress, fines, or neighbor drama.