How to prepare a property for demolition
Preparing a property for demolition work is mostly about arranging and protecting, not about starting to break things early. You make sure the surveys and approvals are done, the services are disconnected, the waste route is agreed and everything that stays is covered. Time spent here saves days on site and prevents damage you would otherwise pay for yourself.
What preparation involves
Preparation splits into paperwork, technical work and logistics. Some of it is yours, some belongs to the contractor, and you divide it explicitly before anyone starts.
- Recording what goes and what stays, ideally as a written list with photos.
- A structural assessment if there is any chance a load bearing element is involved.
- An asbestos survey in buildings dating from before 1994.
- Disconnection of gas, water and electricity by a qualified installer.
- Approvals and coordination with the VvE, the landlord and the neighbours.
- A waste route and a container position, including municipal permission where a parking space is used.
- Emptying the space and protecting everything that remains.
The main stages
- Set the scope with a professional. Have a contractor or structural engineer look at what you intend to do. This is critical for wall removal: never start first and ask afterwards whether it was allowed. In older Amsterdam buildings a thin looking wall can still be carrying load.
- Survey before you demolish. In pre-1994 stock, suspect materials are checked for asbestos. If anything is found, only a certified specialist firm removes it. This is not a DIY task and not something for the general demolition crew.
- Sort out the services. Have pipework capped and circuits isolated by a qualified installer. Gas and electrical work is never part of your own preparation.
- Coordinate with the VvE and neighbours. Request approval where the work touches shared structure or communal areas, and agree working hours. Photograph the condition of the stairwell beforehand, which prevents arguments later.
- Plan the disposal. Decide where the debris goes before it exists. A container on the street means following the municipal rules for occupying a parking space. Expect a lot of hand carrying, since narrow staircases and the absence of a lift set the pace.
- Empty and protect. Furniture out, curtains and light fittings down, everything retained properly wrapped. Wooden floors and staircases that stay should be protected with board, not just plastic sheeting.
- Control the dust. Dust screens across openings, gaps taped, radiators and ventilation grilles covered. Dust travels, including three doors down the hall.
What the price depends on
Preparation and demolition are typically quoted per square metre, per defined item, per hour, or as a fixed price after a site visit. We give no figures here because the cost lives in the conditions around the work rather than in the breaking out. The main drivers are these.
- The volume to be removed and the number of finish layers.
- Survey costs: structural advice and, where relevant, an asbestos survey.
- The removal route. Floor level, stair width, lift or no lift, distance to the container.
- Street space, and whether permission is required to use it.
- Occupied or empty. Working around residents means daily protection and clearing.
- Working hour restrictions in an apartment building.
- Extra protection for retained features such as an original floor, fireplace or ornamental ceiling.
Questions to ask the contractor
- Which preparation do you handle and what is expected from me?
- Is a structural assessment needed, and who arranges it?
- How do you handle suspected asbestos if it appears mid job?
- Who disconnects the services and at what point?
- How and where is the waste removed, and is the container included?
- How do you protect the staircase, the hallway and the items I am keeping?
- What hours will you work and how are the neighbours informed?
- What happens if something gets damaged, and how is that insured?
Common mistakes
Starting before the surveys are back. If asbestos or a structural issue surfaces halfway through, work stops inside a half demolished flat. That is the most expensive moment to find out.
Touching the services yourself. Gas and electrics are not part of preparation you carry out personally. Always have a qualified installer disconnect them.
Forgetting the removal route. Many Amsterdam staircases are so narrow that large sections have to be cut down on site. That is fine, as long as it was priced in.
Protecting too lightly. Plastic sheeting on a wooden floor tears within an hour. Use board on walking routes and protect door frame corners.
Documenting nothing. Photograph the flat, the stairwell and the communal areas beforehand. Without images, any damage discussion becomes one word against another.
Telling the neighbours on day one. A short note in advance about duration and working hours prevents most complaints.
FAQ
What should I do myself before the crew arrives?
Empty the space, mark or remove anything valuable or being retained, obtain VvE approval, inform the neighbours, and agree with the contractor who disconnects the services.
How do I know whether a wall is load bearing?
You cannot establish that reliably yourself. Have it assessed by a structural engineer or a contractor experienced in comparable buildings before anything is removed.
What happens if asbestos is found?
Normal work stops at that location. Remediation is carried out only by a certified company following the required procedure. Removing it yourself is not an option.
Do I need anything for a container on the street?
Occupying a parking space or part of the pavement is governed by municipal rules. Many contractors arrange this as standard, but ask explicitly whether it is included.
Can I stay in the property during the work?
Sometimes, for small scale work, but it is dusty, loud and often without water on that floor. Discuss it in advance, because it changes both the programme and the way the site is screened off.