Demolition: What Needs to Happen Before Anything Comes Down

There’s a version of a knockdown rebuild that looks simple from the outside. You decide you want a new home. A demolition crew turns up. A builder arrives. Twelve months later, you move in.

In practice, the demolition phase alone involves more steps, more approvals, and more coordination than most people expect. Getting this phase right sets up everything that follows.

The Morrison Family: Demolishing the Family Home

For the Morrisons, the emotional side of demolishing their home of twenty years is real. But so is the practical complexity. Before demolition can begin, they need to understand what approvals apply to their property, whether their home contains asbestos, what happens to utilities, and what their builder actually includes in the contract.

David Chen: Purchasing to Demolish

David’s situation involves an additional step before demolition can even be planned. He needs to understand what he’s buying into. A property purchased specifically to demolish should be assessed for demolition feasibility, heritage considerations, asbestos risk, and total project cost before contracts are exchanged — not after.

What Approvals Do You Need?

This is where South Australia and Victoria work a little differently, and it’s worth a brief mention before you start.

In South Australia, demolition approval is generally not required for standard residential properties — a change that came in under the Planning, Development and Infrastructure Act 2016. The exception is if your property is in a Heritage or Historic Area Overlay, where a development application is required before anything comes down.

In Victoria, every demolition requires a building permit regardless of the property’s age or condition. Where a significant portion of the building is being removed, council consent may also be required before the permit is issued. If your property is in a Heritage Overlay, a planning permit comes first.

Not sure which rules apply to your property? Your local council or a search through your state’s planning portal will tell you what overlays or designations apply to your block. In SA that’s PlanSA, and in Victoria it’s the Victorian Planning Authority’s planning maps. It’s worth checking early.

Asbestos: A Practical Reality for Both States

If your home was built before 1990, asbestos is likely present. This applies equally in SA and VIC, and it is not something to be assumed away.

Asbestos-containing materials were commonly used in external cladding, wall linings, eaves, wet area linings, and fencing. Before demolition begins, a professional asbestos survey should be carried out. Budget $5,000 to $15,000 for removal in addition to standard demolition costs, and more for extensive contamination. Licensed removal is required in both states above a prescribed threshold.

Service Disconnections

Before demolition begins, all services must be formally disconnected and capped at the boundary. This includes mains electricity, gas, water and sewer, and telecommunications. These disconnections take time to coordinate — typically at least two to four weeks in advance — and should be initiated well before the planned demolition date.

What Does the Demolition Contract Actually Cover?

Standard demolition contracts typically cover the physical removal of the structure and disposal of materials. They do not always include asbestos removal, service disconnections, site levelling, or the removal of concrete slabs or footings. Items not covered become your responsibility or a variation — both of which add cost and can delay the handover of a cleared site to your builder.

What to Check Before You Sign Anything

•     Is your property subject to a heritage listing or overlay that requires approval before demolition?

•     Has an asbestos survey been carried out?

•     What does the demolition contract specifically include and exclude?

•     Have service disconnections been initiated?

Clarity before demolition prevents delays that ripple through every stage that follows.

About to sign a demolition or building contract? An independent review can help you understand what’s included, what’s not, and what questions to ask before you commit. Visit landandbuildclarity.com.au