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A renovation or home improvement project sometimes starts by taking something away.

That might mean removing an old garage that's seen better days, demolishing part of your home to make way for an extension or, on a much bigger project, clearing an existing building so you can start again.

Whatever the scale, demolition needs more planning than simply booking a digger and choosing a start date. Permissions, structural stability, services, asbestos, neighbours and waste may all need sorting before anything comes down.

This guide walks you through the main things to check and the order to think about them.

What should you check before planning demolition?

Before getting too far into your plans, be clear about exactly what you want to remove and what will happen afterwards.

Demolition might form part of:

• Creating an open-plan layout by removing an internal wall

• Clearing an old garage, conservatory or outbuilding

• Making space for a house extension

• Partially demolishing an existing property during a major renovation

• Demolishing an entire building before rebuilding

The scale matters because removing an internal wall is a very different project from taking down a house.

The permissions, structural considerations, access requirements and people you'll need can change considerably.

If demolition is making way for something new, plan the two projects together. There's little point arranging a demolition date only to discover that the extension or replacement building isn't ready to go ahead.

Do you need planning permission for demolition?

Possibly. It depends on what you're demolishing, its size and location, and what you're planning to do with the site afterwards.

In England, demolishing a building under 50m³ in volume isn't classed as development for planning purposes. The same applies to demolishing a gate, fence, wall or other means of enclosure.

For larger buildings, demolition may be permitted development, but you may still need to apply to your local planning authority for prior approval before work starts.

Different rules and additional consents can apply to listed buildings, scheduled monuments and buildings in conservation areas.

If demolition forms part of a larger development, you'll also need to consider the planning requirements for whatever you're building in its place.

It's worth checking with your local planning authority early rather than assuming demolition can go ahead without approval.

Do you need to give the council a demolition notice?

Planning permission isn't the only paperwork to consider.

In England and Wales, Section 80 of the Building Act 1984 requires the person intending to carry out certain demolition work to notify the local authority before starting.

There are exemptions, including some smaller buildings and structures, so a Section 80 notice won't apply to every demolition project.

Where notification is required, the council can respond with conditions covering matters such as how the site is made safe, the disconnection of services and the treatment of adjoining buildings.

Check the requirements with your local authority well before your intended start date and make sure it's clear who is responsible for submitting any necessary notice.

What needs to happen before demolition starts?

Demolition can expose risks that aren't obvious when you're standing outside looking at the building.

Before work begins, the project needs to be properly assessed and planned. Depending on the structure, this may include looking at:

• The construction and structural stability of the building

• The stability of nearby structures

• Previous alterations to the property

• Gas, electricity, water and other services

• Asbestos and other hazardous materials

• Safe access to and around the site

• How the structure will be demolished

• How waste will be removed

For more complex projects, specialist surveys or advice from a structural or demolition engineer may be needed before the demolition method is agreed.

A competent demolition contractor should be able to explain how these risks will be managed rather than simply turning up and starting work.

What about asbestos?

This is one of the most important checks to make before disturbing an older building.

Asbestos was used in many building materials before it was banned in the UK, so you can't reliably tell whether it's present just by looking.

Before demolition or work that will disturb the fabric of a building, an appropriate refurbishment or demolition asbestos survey may be required. This is designed to identify asbestos-containing materials, including those hidden within the structure, so they can be dealt with safely before work begins.

Not all asbestos removal work requires a licensed contractor, but higher-risk work does. The survey findings will help determine what needs to happen next and who is competent to carry it out.

If asbestos is found, factor its safe removal into your programme and budget rather than treating it as something to sort out once demolition has started.

Could protected wildlife affect your plans?

Protected wildlife could affect your plans, particularly if you're demolishing an older building, barn or structure with features that could provide a habitat for wildlife.

Bats are protected by law, including their breeding sites and resting places. Demolition is one of the activities that can affect them, so an ecological survey may be needed where there's a reasonable likelihood of bats being present.

Wild birds and other protected species can also affect when and how work goes ahead.

If there's a wildlife concern, get advice from a suitably qualified ecologist early. Depending on what's found, you may need to change the timing or method of the work or obtain an appropriate wildlife licence.

It's much easier to build this into the project programme at the beginning than discover it just before demolition is due to start.

What should you consider if you have neighbours?

Demolition becomes more complicated when your home is attached to another property or the work affects a shared structure.

If you're planning work on an existing party wall or party structure, building on a boundary or excavating close to your neighbour's foundations, the Party Wall etc. Act 1996 may apply in England and Wales.

That can mean formally notifying adjoining owners before work begins.

This isn't simply a paperwork exercise. Demolishing part of a terraced or semi-detached property also means thinking carefully about how the remaining structure will be supported and protected.

If you're unsure whether the Act applies, speak to a party wall surveyor before setting your demolition date.

Which demolition method might be used?

The demolition method depends on the size and construction of the building, how close it is to neighbouring properties and roads, site access and what materials are involved.

For a homeowner project, you might come across:

• Mechanical demolition – machinery is used to dismantle the structure

• Hand demolition or deconstruction – parts of the structure are carefully dismantled, which can be useful where access is restricted or materials are being salvaged

• High-reach demolition – specialist machinery works from the top down on taller structures

Large-scale demolition can involve other specialist techniques, but they're unlikely to be relevant to a typical domestic project.

The important thing isn't choosing the method yourself. It's understanding why your contractor is recommending a particular approach and how it suits the building and its surroundings.

What happens to demolition waste?

It's amazing how much material even a relatively small demolition job can produce.

Before accepting a quote, check who is responsible for removing rubble and other waste from the site and whether disposal costs are included.

Depending on the project, waste might leave the site using:

• Skips

• Grab lorries

• A specialist waste removal service

• The demolition contractor's own waste arrangements

Some bricks, tiles, timber, metals and other materials may also be suitable for reuse, recycling or salvage.

If your contractor produces the waste while carrying out the work, they're responsible for managing it.

If you separately arrange for your own household waste to be collected, make sure you're using an authorised waste carrier.

Demolition can uncover jobs that need specialist help. Depending on what's found, you may need an asbestos specialist, structural engineer or party wall surveyor before work can continue.

How much does demolition cost?

The cost varies considerably depending on what you're taking down.

As a rough guide, demolishing a garage costs around £2,000, while demolishing a small detached house of around 80–120m² averages approximately £7,500.

The final price will depend on factors including:

• The size and construction of the building

• The demolition method

• Site access

• Waste removal and disposal

• Any materials that can be salvaged

• Asbestos or other hazardous materials

• Work needed to protect neighbouring structures

For more detailed prices across different types of project, see our demolition cost guide.

Planning checklist for your demolition project

Before work starts:

• Be clear about what you're demolishing and what will replace it

• Check the planning requirements with your local planning authority

• Find out whether a Section 80 demolition notice is needed

• Confirm whether structural or specialist surveys are required

• Arrange the appropriate asbestos survey where necessary

• Consider whether protected species could be present

• Check whether the Party Wall etc. Act applies

• Make sure utilities and other services are identified and dealt with safely

• Agree what's included in demolition and waste removal

• Get several written quotes and compare the scope of work

What else might you need to plan?

Demolition is often only one stage of a bigger home improvement project. Depending on what you're removing and what you're planning next, these guides can help:

• Demolition cost guide

• How does skip hire work?

• Asbestos in the home: what to know

• Permitted Development Rights explained

• Designing and building your own house

• Find demolition companies near me

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Once you've worked through the practicalities, you'll need a contractor with experience in the type of demolition you're planning.

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Search your postcode on Checkatrade to find checked and reviewed demolition specialists working in your area and request quotes.

When comparing companies, ask about their experience with similar projects, how they'll manage the demolition safely and exactly what's included in the quote.

FAQs

Do I need planning permission to demolish a garage?

Not necessarily. In England, demolition of a building with a volume under 50m³ isn't classed as development for planning purposes, but other restrictions or consents can still apply. Check with your local planning authority before starting work.

What is a Section 80 demolition notice?

It's a notice given to the local authority before certain demolition work in England and Wales under the Building Act 1984. It is separate from planning permission and doesn't apply to every demolition project.

Do I need a party wall agreement to demolish part of a terraced house?

The Party Wall etc. Act may apply if the work affects a party wall or structure, a boundary or involves certain excavation close to your neighbour's property. You normally need to serve notice where the Act applies; whether a formal party wall award is needed depends on how your neighbour responds.

How do I know if a building contains asbestos before demolition?

You can't reliably identify asbestos just by looking at a building material. Before demolition, an appropriate refurbishment or demolition asbestos survey can identify asbestos-containing materials that need to be dealt with before structural work begins.

Can I demolish a building myself?

Demolition carries significant risks, including structural collapse, falling materials, hidden services, work at height and exposure to hazardous materials. Anything beyond very minor work is best planned and carried out by people with the appropriate demolition competence, equipment and safety arrangements.

How long does demolition take?

It depends on the size and construction of the building, access, demolition method and what is uncovered along the way. The demolition itself may be relatively quick on some domestic projects, but surveys, permissions, service disconnections, asbestos removal and site clearance can add considerably more time to the overall programme.

Do I need an ecological survey before demolition?

Not automatically. You may need one where the building or site has features that could support protected species such as bats. If there's a reasonable likelihood of protected wildlife being affected, seek advice from a qualified ecologist before work begins.

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