Demolition Before a Knockdown Rebuild — What to Expect
Demolition is the first physical milestone in a knockdown rebuild. It is a licensed activity in NSW with specific requirements for asbestos, waste disposal, service disconnection, and site safety. Buildana (Lic. 487805C) manages demolition as part of every KDR contract — not as a separate job handed off to a third party. Here is what happens, what it costs, and how long it takes.
Demolition Sequence — Step by Step
Demolition follows a mandatory sequence. Skipping or reordering steps creates safety and legal issues.
1. Asbestos assessment (1–3 days): A licensed asbestos assessor inspects the building and takes samples. Results classify materials as non-friable (bonded — lower risk) or friable (loose — higher risk). A report is issued identifying all asbestos locations and recommending removal method.
2. Service disconnection (5–10 business days per service): Electricity disconnection through Endeavour Energy (Western Sydney). Gas disconnection through Jemena. Water and sewer disconnection through Sydney Water. Telecoms disconnection through NBN/Telstra. Each utility has its own process and timeline — Buildana books all disconnections in parallel during the approval phase to minimise waiting.
3. Asbestos removal (1–5 days): Non-friable asbestos removed by a Class B licensed removalist. Friable asbestos removed by a Class A licensed removalist with full containment, negative pressure units, and continuous air monitoring. Clearance certificate issued after air testing confirms safe levels.
4. Soft strip (1–2 days): Internal fixtures, fittings, and recyclable materials removed. Timber, metals, and other materials separated for recycling.
5. Structural demolition (2–5 days): Mechanical demolition using excavator with hydraulic shears, hammer, and grapple. The building is systematically deconstructed from top to bottom.
6. Foundation removal (1–3 days): Existing slab, footings, and piers broken up and removed. Any tree stumps or underground obstructions cleared.
7. Site clearance and compaction (1–2 days): All debris removed to licensed waste facilities. Site levelled and compacted, ready for new construction.
Demolition Costs — 2026 Sydney
Based on Rawlinson benchmarks adjusted for 2026 Sydney:
• Single storey fibro house: approximately $58/sqm • Single or two storey brick and tile house: approximately $80/sqm
Typical demolition costs by house size: • 120 sqm single storey fibro: $7,000–$10,000 • 150 sqm single storey brick: $10,000–$14,000 • 200 sqm two storey brick: $14,000–$20,000 • 250 sqm+ two storey brick: $18,000–$25,000
Add for asbestos removal: • Minor (eaves, small areas only): $3,000–$8,000 • Moderate (bathroom linings, vinyl floors, eaves): $8,000–$15,000 • Extensive (throughout walls, ceilings, flooring): $15,000–$25,000
Total demolition cost including asbestos for a typical 150 sqm 1970s brick home in Western Sydney: $15,000–$25,000.
Important: Some builders quote demolition separately and exclude asbestos. Buildana includes demolition and asbestos removal in the KDR fixed-price contract. No surprises.
What Happens to Your Neighbours During Demolition
Demolition affects neighbouring properties. Buildana takes these steps to minimise the impact:
• Boundary survey before demolition to confirm fence lines and any shared structures • Condition report — we photograph and document the condition of neighbouring properties before work starts (boundary walls, fences, driveways, landscaping). This protects both you and your neighbours if damage claims arise. • Noise management — mechanical demolition generates significant noise. Work is restricted to council-approved hours (typically 7am–5pm weekdays, 8am–1pm Saturday, no Sundays or public holidays in most Western Sydney councils) • Dust control — water suppression during demolition to minimise dust. Critical for asbestos-containing materials. • Vibration — demolition of masonry and concrete generates ground vibration. For homes on reactive clay soils (common in Fairfield, Liverpool), vibration can cause cracking in neighbouring properties. Buildana uses vibration-monitoring equipment when demolishing near sensitive boundaries.
Good neighbour relations start before the excavator arrives. Buildana notifies neighbours, provides a contact number for the site supervisor, and addresses concerns promptly. Most neighbours are supportive when they are informed and respected.
Demolition Permits and Legalities in NSW
Demolition in NSW requires:
• Development consent — your CDC or DA approval covers both the demolition and the new construction. Demolition cannot proceed without approved development consent. • SafeWork NSW notification — mandatory if asbestos is detected. The removalist must notify SafeWork at least 5 days before asbestos removal begins. • Licensed demolisher — not a legal requirement in NSW (unlike some states), but Buildana uses licensed demolition contractors with full public liability insurance and asbestos removal licences. • Waste tracking — all demolition waste must be disposed of at licensed facilities. Asbestos waste requires separate tracking documentation under the Protection of the Environment Operations Act. • Dial Before You Dig — mandatory check of underground services before any excavation. Failure to check can result in hitting live gas, electrical, or water mains.
For the full KDR process from assessment to handover, read our complete guide to knockdown rebuilds in Western Sydney. Contact Buildana for a free site assessment.
