Stairs to Roof and Bulkhead...
I’m looking to convert hatch-and-ladder roof access to a staircase with a bulkhead (not a spiral staircase, a standard one). I’m in a brownstone, on a non-landmarked block. We own the building, so no co-op or condo permission issues. One contractor said this would cost close to $50,000 because they’d have to cut some joists…
I’m looking to convert hatch-and-ladder roof access to a staircase with a bulkhead (not a spiral staircase, a standard one). I’m in a brownstone, on a non-landmarked block. We own the building, so no co-op or condo permission issues.
One contractor said this would cost close to $50,000 because they’d have to cut some joists and because it affected the structural integrity of the building (we talked over the phone, not in person). This seemed really high.
Anyone done this? Any insight into what’s needed here and what the price range should be?
Thanks in advance for your help–this is one seriously impressive forum. They must be very jealous of us in other cities.
brooklynrulz, would you be willing to post photos of that work somewhere?! I’m interested in getting a quote for something similar, but not as expensive.
Thanks AD. If I ever get out of this wheelchair I’ll buy you a drink.
modsquad- You did the work yourself? Very impressive. Snaps!!!
Call me crazy. I did the same thing about 10 years ago. I simply elongated the opening in the same direction as the roof joists using the same iron hangers. Took me a weekend. Oh yea, build the new bulkhead first. 2 weekends. I guess that makes me old school.
Thank you everyone for the advice and information.
That price is in the ballpark which is all you can expect over the phone. It could be considerably more if you find the masonry or joists have deteriorated which is very common.The existing roof may be under built to begin with and compromised over time=$$$$
A small spiral stair would be much cheaper as the roof opening is smaller and requires much less demolition and structural work and the stairs can be prefabed
A couple of years ago we did a similar project: new staircase to the roof with new bulkhead, steel running from party wall to party wall, and a new cedar deck built on top of the steel substructure. Contractors’ bids varied dramatically, but we ended up having the whole thing done for about $60-65k, including the cost of the architect/expeditor.
I did something similar and I would say that is a minimum.
Aside from the cost of the stairs and whatever is supporting them, you have to ask if you need any additional structural steel on your roof to support the bulkhead (or deck)