Structural engineering for Edinburgh tenements and New Town buildings
Much of Edinburgh is built of solid stone, with timber floors and roofs, and shared between neighbours. Altering it well means understanding how it was built, and who else relies on it.
Why Edinburgh's older buildings are different
Edinburgh's Georgian, Victorian and Edwardian buildings were built in a very different way from a modern house. Thick stone walls bedded in lime mortar carry the floors and roofs. Timber joists span between those walls and are built into them. Chimney breasts and stacks run the full height of the building, through every flat.
Over two centuries, most of these buildings have also been altered: walls removed, openings widened, chimney breasts taken out, lofts converted. Some of that was done well. Some wasn't. Part of our job is working out what's actually there before designing anything new.
Things we often see
- Walls between rooms that support the floors and walls of the flats above
- Chimney breasts removed in one flat, leaving the breast or stack above poorly supported
- Timber joist ends and lintels affected by damp in external walls
- Bulging or cracked stonework, and past repairs in cement rather than lime
- Earlier alterations made without a warrant, found during a house purchase
Your flat shares its structure with your neighbours
In a tenement, the walls, roof, foundations and chimneys hold up everyone's home, not just yours. The law reflects that. Section 9 of the Tenements (Scotland) Act 2004 (opens in a new tab) says no owner or occupier may do anything that would, or would be reasonably likely to, impair to a material extent the support or shelter provided to any part of the tenement building, and another owner who is affected can enforce that.
In practice, that means alterations to a flat need to be designed so the rest of the building stays properly supported, during the work and afterwards. A structural engineer's design, approved through the Building Warrant, is how you show that.
Before you alter a tenement flat
- Check your title deeds
They may require the other owners' consent for structural alterations. Your solicitor can advise.
- Talk to your neighbours and factor early
Especially the flats directly above and below. Work in one flat can affect theirs.
- Get the structure assessed
We find out what the wall or chimney breast is carrying, and design how to support it.
- Apply for the Building Warrant
Through the council, with our calculations and drawings. See how Building Warrants work.
Working on listed buildings and in conservation areas
Edinburgh's Old and New Towns are a UNESCO World Heritage Site, and much of the city centre is covered by conservation areas, with many listed buildings. Alterations to a listed building often need listed building consent from the council, in addition to a Building Warrant.
Our approach to historic buildings is to do as much as necessary and as little as possible: repairing rather than replacing, working with the original construction, and choosing materials that suit it. We work closely with conservation architects and the council.
Conservation and historic buildingsOfficial guidance
- Tenements (Scotland) Act 2004, section 9 (opens in a new tab)
- Historic Environment Scotland: listed buildings (opens in a new tab)
- City of Edinburgh Council: planning and building (opens in a new tab)
- City of Edinburgh Council: building warrants (opens in a new tab)
General information, checked in October 2026. It isn't legal advice: speak to your solicitor about title deeds and consents.
Related services
Tenement and New Town questions
Can I remove a wall in my tenement flat?
Often, yes, but the walls in a tenement flat frequently support the floors and walls of the flats above. We find out what the wall is carrying, design a beam and supports that keep the building supported, and provide calculations for the Building Warrant. Check your title deeds too: they may require your neighbours' consent.
Draft answer for GCP to approveThe chimney breast in my flat was removed years ago. Is that a problem?
It can be. If the chimney breast below or above was removed without proper support, the remaining breast or stack may be supported on very little. It's worth having it looked at, especially before you buy or sell.
Draft answer for GCP to approveDo I need listed building consent?
If the building is listed, alterations that affect its character, inside or out, usually need listed building consent from the council, as well as a Building Warrant. Historic Environment Scotland's website explains what listing means, and the council can tell you whether consent is needed.
Draft answer for GCP to approveAltering a tenement flat or a listed building?
A short conversation is usually the quickest way to find out what you need. Call us, or send a few details and photos and we'll get back to you.