Demolition is one of the few trades where the cheapest quote is often the most expensive one.

The headline number on a demolition quote covers the machine days, the dump fees, and the labour. What it usually doesn't cover, and where surprise bills come from: asbestos, service disconnections, root and stump removal, and tip-fee variations as the job uncovers what's actually in the walls.

The asbestos question

Any quote on a pre-1990 home that doesn't include an asbestos pre-demolition survey is not complete. The legal requirement in every Australian state is that asbestos is identified before demolition begins — not discovered mid-job. A survey costs $400–$900. Skip it and you'll either get a stop-work order or a $25,000 emergency invoice when the machine punches through fibrous cement.

They quoted $19k. Started the job, found asbestos in the eaves, told me I had to pay $22k more or they'd walk and leave it. I had no leverage. The next contractor wouldn't touch a half-demolished asbestos site.

The story above is the single most common demolition disaster. The defence is simple: never accept a quote that doesn't itemise asbestos contingency, and never sign with a contractor who refuses to commission a pre-demolition survey.

The five-minute check

1. 1. Demolition licence number on state register (NSW SafeWork, WorkSafe VIC, WHSQ).
2. 2. Asbestos removal licence (Class A required for friable, Class B for non-friable bonded).
3. 3. Public liability $20M+ — ask for current certificate of currency.
4. 4. Three recent demolition jobs with addresses (drive past).
5. 5. ABN check on ASIC + state register; check no cancelled licences.

Demolition licensing varies by state but all states require: (a) a demolition licence for the contractor, (b) WorkSafe / SafeWork notification before commencement, and (c) Class A or B asbestos licensing if asbestos is present. The notification window is typically 5–7 days — meaning you can't book a Monday start on Saturday morning.

What you're signing for

The homeowner is liable for environmental and WHS breaches if work proceeds unlawfully — even if a licensed contractor was hired. Confirm the contractor lodges the WorkSafe notification, holds current licences, and provides you a copy of the asbestos report and disposal certificates.

The rule of thumb in the industry: if renovation cost approaches 60% of a full rebuild, demolish. Below that, renovate. The factors that push toward demolition aren't always financial — structural integrity, asbestos exposure during partial works, and what you actually want at the end all weight the decision.

A standard 3-bed demolition takes 5–10 working days. The first three days are paperwork and disconnections — not machines. Here's the actual sequence.

1. 1
   Asbestos survey. Licensed assessor walks the property, takes samples, lab tests, returns a Hazardous Materials Report.
2. 2
   Service disconnections. Water (utility company), gas (Energex/Multinet), electricity (network distributor), sewer (council). Each requires separate booking, 5–15 days lead time.
3. 3
   WorkSafe notification. Contractor lodges notice of intent to demolish. 5+ business days before commencement.
4. 4
   Neighbour notification. Council typically requires letter to neighbours within 20m. Some councils require formal acknowledgement.
5. 5
   Site setup. Fencing, signage, dust suppression water connection, traffic management if needed.
6. 6
   Asbestos removal. Class A/B removalist strips asbestos first, double-bagged, disposed at licensed facility. Clearance certificate issued.
7. 7
   Salvage. Doors, fittings, copper, bricks pulled before machine work.
8. 8
   Mechanical demolition. Excavator with grab. 1–3 days for single-storey, 3–5 days for two-storey.
9. 9
   Slab and footings. Concrete broken out, rebar separated, removed for recycling.
10. 10
    Site clean & level. All debris removed, soil graded, ready for next stage.

"Demolition" is three different services depending on what you want next. Confusing them is how budgets blow out by 40%.

Deconstruction (hand-dismantle for material salvage) is gaining traction for heritage and Federation-era homes — bricks, hardwood floors, leadlight windows, vintage fittings have genuine resale value. The trade-off is time and cost.

Australia has one of the highest asbestos legacies in the world. Any home built before 1990 should be assumed to contain asbestos until proven otherwise. The list of places it hides is longer than most buyers realise: eaves, fence sheets, kitchen splashbacks, bath surrounds, electrical switchboard backing, vinyl floor tiles, textured ceiling coatings, pipe lagging, fibrous cement guttering.

The clean process

1. 1. Pre-demolition Hazardous Materials Survey (licensed assessor)
2. 2. Removal plan submitted to WorkSafe / SafeWork
3. 3. Site enclosure, negative air pressure if friable
4. 4. Removal by licensed contractor, double-bagged, sealed
5. 5. Transport to licensed asbestos disposal facility (not standard tip)
6. 6. Disposal certificates returned to homeowner
7. 7. Clearance certificate from independent hygienist (Class A jobs)

Keep all certificates. If you sell the land later, the new owner's lawyer will ask. If you don't have them, the sale will get harder.

A demolition permit is separate from a building permit. You need it even if you're not rebuilding. Most councils require it, the local heritage overlay can complicate it, and your neighbours can object.

A modern demolition is also a deconstruction-for-recycling exercise. Concrete is crushed and reused as road base. Steel is melted. Bricks have a second life. Copper has substantial value. The proportion of material that ends up in landfill should be under 30% on a well-run job.

Ask your contractor for a Waste Management Plan. It should state the percentage targeted for landfill diversion and which recycling facilities the material will go to. Many councils now require this with the permit application.

The most contested point in demolition contracts is what "complete" looks like. "Slab gone" doesn't mean the same thing to everyone. Spell it out before the machines arrive.

The handover checklist

• · Slab and footings removed to specified depth (typically 600mm below natural ground level)
• · All concrete debris and rebar removed from site (not buried)
• · Service connections capped at correct legal depth, marked
• · Site graded — final levels per specification (not "approximately level")
• · Boundary fences reinstated or stated explicitly as new-build responsibility
• · All certificates handed over: asbestos disposal, dilapidation, WorkSafe completion notice
• · Soil contamination report if required (oil tanks, old septic, industrial use)

The site you receive is the site your next builder works on. Buried concrete becomes their problem and your cost. Make every line of "complete" explicit before signing.