Demolition costs approximate for 6 internal walls

Discussion in 'Renovation & Home Improvement' started by lakersfan23, 18th Sep, 2020.

Join Australia's most dynamic and respected property investment community
  1. lakersfan23

    lakersfan23 Well-Known Member

    Joined:
    30th Aug, 2020
    Posts:
    51
    Location:
    SYDNEY
    Hi PC members, hope all is well. I have purchased a house and have started work on it. I ended up paying around $10k for home stripping work. In addition now I am being quoted $13k for demolition of 6 internal walls which I am feeling is a bit excessive. Any input and guidance is greatly appreciated.
     
  2. Joynz

    Joynz Well-Known Member

    Joined:
    5th Apr, 2016
    Posts:
    5,775
    Location:
    Melbourne
    Cost depends on a few things.

    What are the 6 walls made of and are they load bearing. Is access for the skip bin easy or not?

    How many quotes did you get?

    Perhaps share the quote request and the quotes you received.
     
    Last edited: 18th Sep, 2020
    lakersfan23 likes this.
  3. wylie

    wylie Moderator Staff Member

    Joined:
    18th Jun, 2015
    Posts:
    14,126
    Location:
    Brisbane
    Does that quote include any hanging beams to hold up the roof due to the removal of the walls?
     
    lakersfan23 likes this.
  4. Optimus

    Optimus Well-Known Member Business Member

    Joined:
    2nd May, 2018
    Posts:
    289
    Location:
    Melbourne
    Hanging beams hold up the ceiling not the roof.
     
    lakersfan23 likes this.
  5. wylie

    wylie Moderator Staff Member

    Joined:
    18th Jun, 2015
    Posts:
    14,126
    Location:
    Brisbane
    Either way, when we've had walls removed in three houses in the past three years, we've had steel or timber beams (a couple were hanging beams) installed.

    Whatever they hold up or hold in, I'm wondering if that price included hanging beams. Removing six internal walls sounds to me like something would be required to be done to do the job those walls might have done.
     
    lakersfan23 likes this.
  6. wylie

    wylie Moderator Staff Member

    Joined:
    18th Jun, 2015
    Posts:
    14,126
    Location:
    Brisbane
    Just thinking more, when we've removed walls in various styles of structure (VJ walls, cinderblock walls, stud and plaster walls), we've had to have an engineer sign off.

    Some were hanging beams, and some were beams supported by upright posts either in the wall structure or sitting proud and "dressed" to disappear somewhat.

    I guess my assumption is that the price to remove those six walls would assumably have included whatever had to be done to hold up, hold in or support whatever was possibly supported by those six walls.

    $13k sounds very high to me if there's nothing more than removing six walls.
     
    lakersfan23 likes this.
  7. Paul@PAS

    Paul@PAS Tax, Accounting + SMSF + All things Property Tax Business Plus Member

    Joined:
    18th Jun, 2015
    Posts:
    23,984
    Location:
    Sydney
    Is there plumbing or electrical ?
    Is this including council approval ?
    How many m2. 6 small walls is different to 6 large walls that are also really high ceilings ?
    Cornices on ceiling ? ?
    Supporting walls ?
    Adjacent to cabinets ?
    Flooring ?
    Waste ?
    How old - asbestos board ? eg wet areas.
    Access ? eg flat acess or a steep hill and bin must be on street ?
    Brick or gyprock ?

    Cant help but come back to your other post and think breaking work into smaller jobs means you pay more for each.
     
    lakersfan23 and Stoffo like this.
  8. wylie

    wylie Moderator Staff Member

    Joined:
    18th Jun, 2015
    Posts:
    14,126
    Location:
    Brisbane
    Exactly... not enough information given to make a judgement call.
     
    lakersfan23 likes this.
  9. Stoffo

    Stoffo Well-Known Member

    Joined:
    14th Jul, 2016
    Posts:
    5,437
    Location:
    In the Tweed
    Not entirely true :p

    If there is a prop holding up a longer span of a hip, ridge or rafter underpurlin then the prob would usually be placed onto a wall for support ;)

    Sure it would mean a larger hanging beam than suggested by @wylie to support the ceiling, but is usually doable:D

    Where is @Scott No Mates
    He will look at the link to the two plans and ask "what 6 walls" :cool:
     
    lakersfan23 and Scott No Mates like this.
  10. Scott No Mates

    Scott No Mates Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    27,442
    Location:
    Sydney or NSW or Australia
    I'd rather be there in person - the zoom experience leaves alot to be desired with home strippers. :p

    Are you doing this as an owner builder?

    Have you engaged a experienced demolition contractor or a handful of Backpackers off airtasker? Who is supervising the demo? Has your engineer provided a demo sequence and propping details?

    You're proposing to remove 2 chimneys which will extend through the ceiling and up about 6m from the top plate. This is a technical demolition and all hand work.

    Is the roof coming off? How will it be resupported where walls see removed?

    Those walls extend down to the footings - how far down are they taking them? Will they need to resupport the bearers?

    Is this including demo of the ceilings in each room or was that done with the strippers?
     
  11. Stoffo

    Stoffo Well-Known Member

    Joined:
    14th Jul, 2016
    Posts:
    5,437
    Location:
    In the Tweed
    Good job @Scott No Mates
    I wasn't going to type out that much from my phone !
    It isn't just the chinney's, pretty sure one wall is double brick...
    And then there's bracing issues with the walls also.
    Current quote is cheap if it is all done right and includes insurance
     
  12. lakersfan23

    lakersfan23 Well-Known Member

    Joined:
    30th Aug, 2020
    Posts:
    51
    Location:
    SYDNEY
    Hi @Joynz thanks for your reply. The 6 walls are made of bricks and 2 of them are double bricked walls. Yes, Skip bin is right in front of the house. I got 3 quotes (1) $5.5k (2) $6k (3) $13k
     
  13. lakersfan23

    lakersfan23 Well-Known Member

    Joined:
    30th Aug, 2020
    Posts:
    51
    Location:
    SYDNEY
    Hi @wylie thanks for your input. $13k is only for the demo of the walls and doesn't include any structural engineer work. I will need to order the lintels and the beams and the price doesn't include the installation of the supports.
     
  14. lakersfan23

    lakersfan23 Well-Known Member

    Joined:
    30th Aug, 2020
    Posts:
    51
    Location:
    SYDNEY
    Thanks @Paul@PFI appreciate your input.
    No plumbing uncertain about electrical
    Yes
    3/6 are supporting walls
    No cabinets
    Brick and easy access.

    This is my first time experience with construction and I agree with you I feel breaking it into smaller jobs is having me pay more in total.

    What would be my other options? Should I continue with this recommended contractor by my mate or hire a builder?
     
  15. lakersfan23

    lakersfan23 Well-Known Member

    Joined:
    30th Aug, 2020
    Posts:
    51
    Location:
    SYDNEY
    `
    @wylie I have now added as much information as I could.
     
  16. lakersfan23

    lakersfan23 Well-Known Member

    Joined:
    30th Aug, 2020
    Posts:
    51
    Location:
    SYDNEY
    Appreciate your input @Scott No Mates.

    Yes

    Yes it is an experienced demo contractor.

    Yes the chimney will be removed.

    I am deciding about the roof currently they are terracotta tiles and I am thinking of replacing with colorbond roofing.

    My understanding is they won't resupport it only add props.

    The strippers took care of the ceiling. $13k is purely for demo of walls.
     
  17. lakersfan23

    lakersfan23 Well-Known Member

    Joined:
    30th Aug, 2020
    Posts:
    51
    Location:
    SYDNEY
    Thanks for your input @Stoffo

    Yes 2 walls are double bricked walls. When you say current quote is cheap do you mean $13 k for the demo is cheap inclusive of insurance?
     
  18. Joynz

    Joynz Well-Known Member

    Joined:
    5th Apr, 2016
    Posts:
    5,775
    Location:
    Melbourne
    At
    Did each of the quotes respond to exactly the same list of required works?

    If so, go back to the high one (assuming he is the one your mate recommended) and ask why it’s so high compared to the comparison quotes.

    Your mate may have been ripped off!
     
    lakersfan23 likes this.
  19. lakersfan23

    lakersfan23 Well-Known Member

    Joined:
    30th Aug, 2020
    Posts:
    51
    Location:
    SYDNEY
    Thanks for your reply @Joynz Yes the (1) $5.5k (2) $6k corresponded to the same scope of work. The $13k had additional props for the external walls. Yes, I will ask the $13k quote why its so expensive almost more than twice the amount of what I have been quoted.

    The saving grace for the $13k quote is (1) It is recommended by my mate who trusts the contractor (2) They accounted for additional props than the $5.5k and $6k quotes. (3) $5.5k & $6k quotes are from hipages and I don't know of anyone who has worked with them or can recommend them to me. Thanks
     
  20. Westminster

    Westminster Tigress at Tiger Developments Business Member

    Joined:
    3rd Jun, 2015
    Posts:
    11,387
    Location:
    Perth
    Any chance this place is in a Character Preservation Area or Heritage Listed? Removing chimneys and replacing roof tiles with Colorbond might not be allowed
     
    lakersfan23 likes this.