Demo Estimating — Module 1
Scope, Methods & Safety Foundations
Nail the scope before you touch a wall. In this module you’ll define what’s coming out, what must stay, which method applies (selective vs. total), and how safety, permits, logistics, and disposal shape cost.
🎯 Learning Objectives
- Differentiate selective vs total demolition and choose appropriate methods.
- Build a complete scope with limits, protection, sequencing, and temporary works.
- Identify hazmat (asbestos/lead/PCB/Silica) and integrate abatement & compliance costs.
- Plan logistics: utility disconnects, salvage/recycling, trucking, and disposal.
- Embed OSHA 1926 Subpart T and permitting requirements into your estimate.
🧱 Understanding the Scope of Demolition Projects
Your scope is more than a list—it’s the limits, intent, and constraints of removal. Clarify:
- Type: selective interior, structural partial, façade, site demo, or total building removal.
- Keep/Protect: structural frames, MEP feeders, finishes, heritage elements.
- Constraints: live facilities, hours/noise windows, adjacent occupancies, vibration limits.
- Utilities: who demolishes, who caps, and when (gas, electric, water, data, fire).
- Environmental: hazmat survey status, dust/silica plan, water runoff, soil concerns.
📌 Pro Tip: Request the demo plan, structural notes, and hazmat survey at pre-bid. Price what’s
proven—qualify what isn’t.
💡 Selective Demolition vs. Total Demolition
Selective (Renovation/Retail/Healthcare):
- High protection & handwork → lower production rates.
- Temporary partitions, infection control (ICRA), negative air.
- Detailed sequencing; night or phasing premiums.
Total (Site or Full Structure):
- Heavy equipment (excavators, high-reach, breakers, shears).
- Bulk debris & trucking as main cost drivers.
- Utility relocations, street closures, SWPPP, dust/noise plans.
🔧 Tip: Many projects mix both. Tag each area with its method to avoid blended, inaccurate rates.
💼 Takeoffs & Cost Analysis You Can Defend
Measure in the units that drive production and disposal:
- Area (SF): flooring, roofing, gypsum; Volume (CY): slabs, footings, masonry.
- Length (LF): walls/curbs/sawcuts; Count (EA): doors, RTUs, tanks.
- Weights (TON): for tipping fees or scrap credits (steel, concrete, mixed C&D).
Then price with line-of-sight:
- Labor & Equip: crew mix, equipment type, production rate, shift premiums.
- Disposal: hauling, tipping fees ($/ton or $/CY), contamination penalties.
- Salvage/Recycle: steel, copper, fixtures; show credits separately.
- Indirects: protection, water/dust control, scaff/shoring, temp power, permits.
- OH & Profit: overhead %, target margin, and risk/contingency by area.
🚧 OSHA 1926 Subpart T — What Affects Your Estimate
- Engineering survey before demo; structural stability maintained.
- Utility shutoff/lockout; caps & verifications documented.
- Protection from falling objects; controlled access zones.
- Dust/silica plan; water suppression; negative air as needed.
- Debris removal methods & chutes; housekeeping frequency.
- Mechanical demolition controls (swing radius, spotters).
- Scaffold/shoring/temporary works designed & inspected.
- Training & PPE: respirators, hearing, fall protection.
⚠️ Budget safety & compliance as line items (not hidden in production) to protect margin.
📄 Permits, Notifications & Legal Requirements
Typical Requirements
- Demolition permit; site fencing & sidewalk use/encroachment.
- Utility disconnect letters (power, gas, water, comms, fire).
- Hazard abatement notifications (asbestos/lead) & clearances.
- SWPPP/dust/noise plans; haul routes & truck permits.
Include in Your Price
- Permit fees & inspections; traffic control & flagging.
- Pre-demo survey (engineer), monitoring (vibration, dust).
- Plan review cycles — add time risk in schedule/contingency.
- Document management, closeout affidavits, disposal manifests.
🧪 Hazmat, Recycling & Salvage Strategy
- Hazmat: asbestos, lead paint, PCB ballasts, mercury lamps, refrigerants, silica in cutting.
- Chain of custody: manifests, weights, endpoint certificates; include admin time.
- Recycle credits: steel/copper; separate lines so credits don’t erode base price.
- Owner salvage: FF&E, doors/frames, specialty equipment—who removes and packs?
📋 Sample Takeoff Table
| Item | Unit | Qty | Method/Notes |
|---|---|---|---|
| GWB Partition (metal stud) | SF | 2,400 | Selective; protect MEP; night shift |
| Concrete Slab (4") | CY | 30 | Sawcut & break; water control |
| Roofing & Insulation | SF | 12,000 | Crane picks; mixed waste |
| Misc. Steel (salvage) | TON | 8 | Credit line item |
✍️ Suggested Clarifications (copy/paste)
- Bid includes removal & lawful disposal of listed materials only; hazmat abatement by others unless noted.
- Utility disconnects/caps by owner/GC; demo to commence after written confirmation.
- Selective protection (dust barriers, floor protection, negative air) per specs—premium shifts billed as extra.
- Salvage credits priced as separate alternates; ownership of scrap transfers at pickup.
- Permits/fees included as allowances; overruns billed per actual with receipts.
🧰 Demo Estimating Mini Tools
🛻 Debris Volume & Disposal
—
⏱️ Production Rate Planner
—
📅 Permit & Disconnect Back-Plan
—
🛡️ Risk & Contingency Advisor
—