How To Demolish A Building Step By Step. | Nexus Property Management® Franchise

WHAT ARE THE STEPS TO DEMOLISH A BUILDING IN RHODE ISLAND?

When we typically think about real estate investment we think in terms of adding assets through buying and building. But there are times when you may need to add value through subtraction in the form of demolition. In the Northeast and the Rustbelt, so many of the residential properties we see are over 100 years old and so often come with a secondary accessory, be it a detached garage or some other structure that once upon a time made sense to the property owner.  We’re getting more and more calls and emails about removing these structures of yesteryear and we want to make sure you know what steps to take if you find yourself in this situation.

 

 

FIRST THINGS FIRST: WHY DEMO?

So much of our business is in Southern New England so we’re going to base this conversation on Rhode Island regulations. This makes sense because the population density of the Ocean State means it’s packed with these secondary structures and so many multi-unit buildings due to its rich industrial past.  And many of these residential structures are really old. Lenders assess a residential property’s “life expectancy” at about 130 years. Many of the multi-unit buildings in the Northeast were built in the beginning quarter of the 20th century, if not earlier…so they’re quickly aging into that period where demo becomes more and more relevant.

 

The main reason for you to demo an existing structure is to add value to your property. Most commonly this is to remove an eye-sore and/or to add much coveted off-road parking. With so many would-be home owners forced out of that market right now you can place an extra premium on perks like convenient parking. That being said…you need to do it the right way. As exciting as it might seem to go in with a sledge hammer or an excavator and just go to town, there are important steps and regulations you need to follow.

 

[ Learn More: HOW TO HANDLE TENANT PARKING DISPUTES AT YOUR RENTAL PROPERTY ]

RECENT DEMOLITION JOB PERFORMED BY OUR TRUSTED VENDOR CHOFAY HOME SERVICES:

In addition to responding 24/7/365, our Nexus Maintenance Teams and vendors can perform demolition jobs for clients if need be…just another way Nexus Property Management® is Connecting You To Better Living!

 

THE PLAYBOOK: STEPS TO FOLLOW

 

1. HIRE A REPUTABLE CONTRACTOR: 

First and foremost, you need to hire a contractor that is licensed, bonded, and insured. Second, make sure your contractor is licensed, bonded, and insured. As we joked about above, demo can seem fun and it can attract people with varied construction backgrounds and know-how, but you really need to hire a company who specifically focuses on demolition and is certified and on the books to do that job and do it well.  Do not hire “a guy” your brother told you about who says he “has done some demo”.  Save time, stress, and money by hiring a professional.

 

2. TAKE CARE OF ELECTRIC:  

Many of the structures that are taken down most often are old detached garages that turned into old detached storage units and are now old detached vermin housing. Whether you’re taking down an old garage or a residential dwelling, you’re likely going to have to deal with underground (or overhead) electrical wiring. Even those old garages were equipped with electrical sockets and that one dangling lightbulb with a pull chain.

 

You need an electrician, NOT YOUR DEMO GUY, to pull a permit to decommission all electricity running to the unit. He or she will need to contact and work with your eclectic provider and there are no shortcuts on this one. There can be no live wires when it’s time for the structure to come down and you need to have your T’s crossed and I’s dotted to ensure safety and legality.

 

3. TAKE CARE OF GAS:

You need to reach out to your gas provider and have a mechanical permit pulled if there are any gas lines attached to the structure. No need to elaborate further as it’s the same case and reasoning as discussed regarding electricity.

 

4. TAKE CARE OF WATER: 

If water is connected…you guessed it, you need another mechanical permit.  Perhaps the supplier has to come out and give approval.

           

5. TAKE CARE OF SEWER: 

Again, your provider will likely need to come out to the location to give approval and you’ll need a separate permit. If you’re taking down a garage, this won’t necessarily apply, but you might want to take the time to familiarize yourself with your property’s waste plan. A property owner who was taking down an old garage (so naturally wasn’t thinking sewer) had heavy machinery do costly damage to his septic system…not good…not cheap.

 

Five steps in and there is nothing here that is overly complicated, but it’s critical that you don’t leave anyone/anything out of the process. One wrong step and that value you were trying to add could get swallowed. Any reputable contractor will be able to guide you in the right direction and help you take care of these important steps.

 

6. COMMUNICATIONS: 

Like gas, water, and sewer, this is less likely to be relevant if you’re just dealing with a garage, but if we’re talking about a former residence, you need to reach out to your telephone and cable companies so they can decommission the property and any infrastructure.  Most importantly, you need to connect with your town or city fire department to make sure removal of safety infrastructure is permitted and approved.  When in doubt, give them a call.

 

[ Learn More: PROPERTY MANAGEMENT COMPANIES CAN TAKE CARE OF YOUR FIRE WORRIES ]

 

7. HAZARDOUS MATERIALS ASSESSMENT:  

Asbestos + lead are the most common concern. Asbestos + lead were common in building materials from 1900 to 1980 so we see it in so many of the older buildings across the country. A hazardous materials company or asbestos abatement company will need to come out to assess and certify that there will be no risk due to asbestos. Removal and/or remediation (by a professional) may be necessary before the structure can come down.

 

8. DOCUMENTATION OF RODENT ERADICATION: 

You’ll need the city or town to know that your structure is free of rodents or vermin so they can be sure that once your garage comes down they’re not going to be inundated with homeless pests.  You need to hire a pest control company to certify you don’t have mice, rats, roaches, wasps, or bed bugs inhabiting your structure. You’ll need an official (letterhead) letter confirming this and we’ve seen property owners remove all concerns by laying traps around the structure just to be sure.

 

9. YOUR DETACHED DEMO ESTIMATE: 

The city or town will likely want to review the estimate you’ve received to double-check that your procedure is being performed correctly. To return to step 1, if they see that someone is going to do your demo for $300 they’re likely to reject the procedure. We all know that the government can be a pain in the neck at times, but in this case they want to make sure the guy your brother told you about isn’t starting jobs he can’t finish or do correctly

 

NEXT STEPS:

Taking a structure down isn’t overly complicated but it’s important to get it right and it’s not a job for an unskilled and untrained laborer. It takes more than heavy machinery and a willingness to get down and dirty. If you think of demolition as a part of your long term investment strategy, you’re more likely to take the appropriate steps, spend the appropriate money, and reap the benefits down the road of doing it the right way. And as noted above, our Maintenance Teams are ready to take care of demolition needs for our clients.

 

Still have questions? If you want to know more about anything related to real estate investment maintenance or construction, just let us know.  We’ve been in the business for over a decade and manage over 1100 units so we’ve got plenty of experience with the many obstacles and hardships that crop up for property owners. Contact our team today!  You can also find more of Greg’s informative videos about all things real estate investment by visiting our Youtube page. 

 

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  Mick Lefort is the Vice President of Operations for Nexus Property Management®. A National Property Management Franchise that manages all types of rental property from single family homes or condos to large apartment buildings and complexes.

 

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