Planning your demolition project

Heard the saying ‘sometimes to go forward, we have to go backwards’? Well, sometimes to create your dream home, you have to demolish a few walls (or even an entire building!).

But as you might expect, careful planning is key to a successful demolition project. Here, we’ll walk you through all you need to know.

Why embark on a demolition project?

There are several reasons why you may need to plan a demolition project.

Removing a wall can give you scope to create an open-plan living space or to build an extension.

Meanwhile, removing an entire building – or dismantling part of your home – may be on the cards if it’s no longer needed or safe.

As an example, you might choose to demolish an old garage or conservatory that’s detracting from the kerb appeal of your property.

Or you may even choose to demolish your entire home in order to start again and build the house of your dreams. The sky’s the limit!

Planning your demolition project step by step

Demolition work can be dangerous. So, you must plan your project meticulously. Here are some key considerations.

1. Risk assessment

Health and safety is paramount when you’re planning a demolition project.

Before you start any demolition work, it’s important to identify any activities that could cause harm, so that you can put the necessary safety measures in place.

Here are some examples.

Falls from height

If your demolition project involves working at height, risks could include falling from edges, through fragile surfaces, or through floors that have already been partly demolished.

Try to reduce the amount of work that’s undertaken at height as much as possible.

Falling materials

A common risk during demolition is flying debris, which can cause injury. If you’re working at height, there’s also a risk of injury from dropped items.

Some steps you can put in place to minimise these risks include making sure that nobody enters exclusion zones and strictly controlling drop zones.

Hazardous materials

If your demolition project involves removing hazardous materials such as asbestos, this will need to be dealt with properly and safely.

As an example, asbestos can often be found in garage roofs. In this case, you’ll need to contact a licensed asbestos removal company near you. Head over to our asbestos removal cost guide to learn more.

Uncontrolled collapse

If you’re demolishing a building, it’s important to have it thoroughly assessed and surveyed before you start any demolition work.

A structural survey can give guidance to help prevent uncontrolled collapse.

Connected services

You’ll need to make sure that any connected services – such as gas, electricity, and water – are isolated or disconnected before you start demolition work.

Complying with British Standard PAS 128 will help you mitigate risks.

2. Planning permission

You often won’t need planning permission for demolition. This is because, depending on the kind of demolition work you’re planning, it could be classed as ‘permitted development’.

A few examples of demolition work that won’t usually need planning permission include:

• Demolition of a building under 50m³
• Demolition of a fence, wall, or gate
• Demolition of an internal wall

On the other hand, you may need planning permission if you’re carrying out demolition as part of a larger development project.

Likewise, you might find that your permitted development rights are removed or restricted if you’re dealing with a listed building or a property in a Conservation Area.

It’s always best to check with your local council to be sure. A demolition company near you should also be able to advise you on whether you’re likely to need planning permission.

3. Protected species

Built structures and the land around them can often support protected species – such as bats and nesting birds – and there are laws in place to protect them.

Depending on what kind of demolition you’re planning, you may need to get ecological surveys carried out, to make sure there aren’t any protected species present.

When it comes to building demolition, the species typically checked for will be bats and barn owls.

If these species are found, you’ll need to take appropriate measures to avoid disturbing them.

In the case of bats, this might involve installing bat boxes, creating alternative roosting sites, or putting exclusion zones in place to protect the bats’ habitats.

Meanwhile, if nesting birds are found, you may need to move the work to months outside of the nesting season.

A qualified ecologist will be able to advise you on how to protect any wildlife identified.

4. Neighbours

Hoping to demolish a terraced or semi-detached house? Then you’ll need to consider the neighbouring properties.

According to the law, any adjoining buildings are entitled to a right of support – which means any demolition work you carry out will need to incorporate supporting the remaining buildings.

Similarly, if your demolition project affects a party wall, you’ll need to negotiate a party wall agreement (England and Wales).

If you run into any problems, a party wall surveyor will be able to help.

5. Type of demolition

There are several different ways of demolishing a structure.

The method your demolition company chooses will usually depend on the structure, location, building materials, and surrounding environment.

They might advise one of the following…

Mechanical demolition

This uses heavy machinery and equipment to deconstruct a home or commercial property.

Deconstruction

Here, hand tools are used to carefully remove building materials, so that they can be used again.

High-reach arm demolition

With this method, your contractor will use a high-reach arm to gradually tear down a higher structure from the top down.

Implosion

This method is normally only used for buildings with significant weight. Implosion involves using explosives in a controlled manner to bring a building down.

6. Waste removal

Finally, you’ll need a plan for how you’re going to remove the waste generated by your demolition project.

If you hire a demolition company, they’ll usually incorporate this service in the scope of their work – although it’s best to check.

Need to make your own arrangements? Here are the main options for waste clearance near you.

Skip hire

Hiring a skip can be convenient. It will also give you flexibility as you’ll be able to choose how long you’d like your skip for – especially as many skip hire companies will let you extend your hire period if needed.

Skip hire prices can vary depending on the size of your skip and how long you plan to hire it for.

As a rough guide, you’re looking at around £225 for a midi (4-5 yard) skip and £320 for a builder (6-8 yard) skip.

Head to our guide on which size skip you should hire for more advice.

Grab lorry

If you’re generating a lot of rubble, you might find that hiring one grab lorry is more cost-effective than hiring several skips.

Grab lorries have a hydraulic arm that can reach over fences and hedges to remove mountains of waste from your property.

It’s a great way to swiftly remove waste all in one go, and will also mean you won’t have to pay out for a permit like you would if you were putting a skip on the road outside your house.

Grab hire costs start at around £170, although costs will vary depending on the size you need.

Rubbish removal company

A waste removal company will make your life easy by collecting your waste in a van and disposing of it safely and legally for you. Just make sure that you hire a professional who is licensed to collect your waste.

For a large ‘man with a van’ service that can take around a skip’s worth of waste, you can expect to pay roughly £595.

However, this can vary depending on how much waste you generate, how easy your space is to access, and your location.

Check out our rubbish removal cost guide for more details.

Choosing a trusted demolition company near you

As you can see, there are many risks involved in demolition – and meticulous planning is non-negotiable.

Demolition companies are highly skilled professionals who have the skills, experience, and equipment needed to demolish your building or structure effectively and safely.

This will involve building surveys, risk assessments, adherence to local building regulations, and various demolition techniques.

But how do you find the right demolition company for the job? Here are a few of our top tips.

Read reviews

Always check to see what other homeowners have to say about any demolition companies near you.

That way, you can make sure to choose a company that others rate.

We check the reviews on Checkatrade are from real people, and that trades meet our high standards.

Get multiple quotes

It’s best to get at least three quotes for your demolition project.

This will allow you to get a feel for a range of different companies. Plus, you’ll be able to check that you’re getting a fair and competitive price for the work.

Ask about insurance

Check that the companies you’re considering have the right insurance in place. This will give you confidence that you’re protected in case things go wrong.

You’ll be pleased to hear that all our tradespeople must have up-to-date public liability insurance to be listed on Checkatrade.

Get recommendations

Know someone who’s recently completed a demolition project? Why not ask if they would recommend the company they used?

Make sure to cross-reference any recommendations on Checkatrade, so you know they’ve also been checked by us.

Remember, all our tradespeople have to pass up to 12 checks and adhere to our high standards. So, you know they’re the real deal.

Simply enter your postcode below to browse some of the top demolition companies in your area.

How much does a demolition project cost?

The cost of your demolition project will depend on lots of different factors, including the following:

• Type of structure
• Size of structure
• Type and variety of materials
• Demolition method needed
• Presence of hazardous materials (like asbestos)
• Access

As a rough guide, you’re looking at around £1,500 to remove a load-bearing wall (without building notice or inspection costs).

Meanwhile, the cost to demolish a garage is typically in the region of £2,000.

Planning to demolish an entire house? You can expect to pay roughly £7,500 to demolish a small detached house (80-120m²), or around £20,000 for a large detached house (200-250m²).

Read our demolition cost guide to get the full picture.

Get professional help with your demolition project

Ready to get your demolition project off the ground?

A trusted demolition company in your area will be able to support you from start to finish – from advising on the surveys needed to knocking down your structure once your project has been carefully planned.

At Checkatrade, all our tradespeople have to pass up to 12 checks and are regularly reviewed on everything from punctuality to professionalism. So, you know they’re the real deal!

In fact, we’re so confident in the quality of the trades on Checkatrade that if you book through us, we guarantee their work up to £1,000. Guaranteed for 12 months – Eligibility and T&Cs apply.

Search your postcode to find a reputable demolition company near you.