Roof and chimney terrace house

Hi, depending on which county you live in will state what method is used for this task as well as also alter the costs of the project. Option 1. The use of installing 2 gallows brackets with concrete lintels, this is the method which has been used over the last 40 years of which we have carried out 30 to 40 of these and never had one fail, this is by far the cheapest method, some area building control offices now do not allow this method to be carried out. Average cost £2,500.00 to £3,750.00 depending on the full scope of the works. Option 2. Installing a steel I beam through the roof tiles which then has a 12mm steel plate welded to it being 1 or 2 for how many chimneys weight loads it has to carry, this steel transfers the shear load then from the steel down on to the brick work timber top wall plates, for this method a scaffold is also required. This is the method used in Herts, Beds & Bucks. Average cost £3,250.00 to £7,000.00 depending on the full scope of the works. Please note that for both methods engineer calculations , building regs & planning consent are required and signed off by building control on completion of the works. I hope this helps. Andy Asset Construction UK

Hi, If you are having a new roof and only want the chimney removed in two rooms on the upstairs levels, then this can be achieved without any structural engineering cost. The cost for removal only, without reinstating any other works with the roof and internal works, would be around 3k to 5k for labour and waste removal. I hope this helps? Kind regards, Paul. P.T. Builders

Hi, Yes, it is usually possible to remove the chimney breasts in the upstairs rooms while retaining the chimney stack, but this will normally require structural engineer calculations and installation of steel support beams or gallows brackets (subject to Building Control approval and the specific property layout). If you are already retiling the roof, it can be a cost-effective time to carry out the structural support works as access and scaffolding are already in place. As a rough guide, chimney breast removal and structural support can range from around £3,000–£8,000+, depending on the size of the chimney, structural requirements and others. A site inspection would be needed to confirm the most suitable method and provide an accurate quotation. Thanks. Ransom TOBRANS Construction Ltd