THE HIDDEN COSTS OF DEMOLITION 

Demolition isn’t just about knocking buildings down. It’s a highly skilled, carefully managed process that relies on detailed planning which begins before a tender is issued. Uninformed decisions and inadequate preparation can add time, cost and risk to projects of all sizes. So here are my thoughts on the most common pitfalls of demolition projects and how clients can avoid them.

Surveys and services: start early

The earlier that surveys and service disconnections are addressed, the lower the risk of delays and unexpected costs. This is particularly relevant for organisations who are commissioning demolition projects for the first time. 

Before going out to tender, clients should complete all relevant surveys, including asbestos and ecology, and ensure service disconnections are in progress or completed before the demolition start date. Surveys commissioned late can uncover issues that need further investigation or mitigation which will add delay. Service disconnections, particularly on larger or more complex sites, can take two to three months, so significantly extending the programme.

Although a demolition contractor can arrange all these surveys on the client’s behalf, completing them in advance provides greater programme certainty, enables more accurate pricing and allows projects to progress faster. 

Contractor selection: the most overlooked risk

One of the greatest sources of hidden cost is also one of the easiest to avoid. 

Some organisations are still prioritising the lowest cost tender over competence and quality. Unfortunately, this often stems from the misconception that demolition is low-skilled work, resulting in procurement teams underestimating the complexity and technical expertise involved. It’s not uncommon to see tender lists that include scrap merchants with no demolition experience. 

Selecting a contractor on price alone can compromise every stage of a project, which can lead to safety issues, delays, spiralling costs and reputational damage.

In the long run, it’s always more economical to appoint a competent, experienced contractor. Clients should look for membership of the National Federation of Demolition Contractors (NFDC) as well as recognised accreditations, including ISO 9001, 14001 and 45001, which demonstrate robust quality, environmental, and health & safety systems.

Relevant experience is equally important. Every demolition project presents unique challenges, driven by the structure, location, environmental factors and client requirements. Contractors should be able to demonstrate a proven track of record in successfully delivering projects of a similar scale and complexity.

Financial stability together with suitable insurances should also form part of the assessment, reducing the risk of potential project delays or incomplete works.

Contract terms: get the balance right

Contracts that transfer all risk to the demolition contractor can lead to lengthy negotiations and result in capable contractors walking away. This frequently occurs when demolition projects are procured using contracts developed for major construction works.

A more balanced approach benefits both parties. Using standard forms developed specifically for demolition, such as those produced by the NFDC, ensures greater clarity and helps projects start more quickly.

Site logistics: getting the practicalities right 

Successful demolition depends on safe access, sufficient working space and carefully planned movements but practical considerations such as road closures and loading areas, can often be treated as an afterthought.

Identifying these constraints early and working collaboratively with the contractor to understand the site’s operational requirements, helps ensure the project is delivered safely and efficiently.

The bottom line

The hidden costs of demolition rarely come from dramatic, one‑off events; they are more likely to emerge from everyday decisions made during planning and procurement. With the right preparation and knowledge, many of these risks can be avoided altogether.

Demolition should be recognised as a specialist discipline that demands the same level of planning, expertise and professionalism as any other construction activity. Clients who take this approach are far more likely to achieve safer projects, greater programme certainty and better value in the long run.

FREELEY COMPLETES DEMOLITION WORK AT FORMER LEISURE CENTRE  

Freeley has completed the demolition of Woodchurch Leisure Centre in Wirral, Merseyside. 

The facility, which was more than 60 years old and had been derelict since 2022, was taken down within 12 weeks. Following asbestos removal and demolition, Freeley restored the site with topsoil and secured the perimeter.

Throughout the project, the contractor implemented measures to minimise disruption to local residents and neighbouring facilities.

Michael Freeley, Director, said: “Woodchurch Leisure Centre was at the centre of the local community, surrounded by homes, schools, a family centre and recreational facilities. Our programme was focused on removing the building as safely and efficiently as possible, while ensuring people could still use the neighbouring amenities and that our work had minimal impact on their daily lives. 

“It’s been rewarding to see residents take to social media to praise the pace of our work and the care taken to keep the site tidy throughout.”

To support the local community, Freeley recruited a Wirral resident to work on the project and used local subcontractors and suppliers. The company also made donations to several local charities and good causes, including Mid-Wirral Crime Prevention Panel’s Friday night football sessions, Wirral Ark, Wirral’s Homeless Angels, Shaftesbury Youth Club and the Woodland Trust. To offset trees removed during the works, Freeley donated saplings to the Forest School at Woodchurch High School, located opposite the site, where a total of 25 new trees will be planted.

Appointed by Wirral Council, Freeley has delivered several large-scale demolition projects across the region to make way for affordable homes, including the clearance of the North and South annexes at Wallasey town hall, the removal of multiple buildings in New Ferry and the demolition of the Liscard municipal building and community centre.

NATIONAL RECOGNITION FOR FREELEY’S STANDOUT OPERATIVE

A Freeley team member has made the final of the NFDC Awards 2026

Artur Czarzasty is in the running to be named Demolition Operative of the Year at the annual awards, which celebrate exceptional individuals who have demonstrated outstanding dedication, skill, and leadership within their role.

Since joining Freeley two years ago, Artur has proved to be an exemplary employee with an impressive work ethic. His skills and can-do attitude have played a vital role in some of Freeley’s largest projects, including the demolition of Wallasey Town Hall Annexes and our RAAC removal programme for the NHS. 

With an eagerness to learn, Artur proactively seeks additional training to further his career and personal development. In recent months, he has gained accredited qualifications in operating demolition machinery and strengthened his skills across areas including working at height, manual handling, asbestos removal, and using abrasive wheels.

Freeley’s Director, Michael Freeley, said: “Artur is an exceptionally hardworking employee who consistently goes above and beyond the demands of the role. Honest, polite and a pleasure to work with, he’s also very well respected within the team. In every sense, he embodies the skills, qualities and attitude the demolition industry needs, so it’s no surprise to see him recognised nationally.”

Artur added: “I was genuinely surprised to be shortlisted. I work hard because I love what I do, and Freeley has given me so many opportunities to grow. I’ve learned a lot since joining the team and I’m still building on that every day. Right now, I’m training to become a machine driver, which I’m excited about. Demolition is an industry that has so much to offer, and I’m proud to be part of it.”

The winners will be announced on Friday, 20 March 2026 at The Royal Lancaster Hotel in London.