Plan for a Successful Demo Project
by Michael R. Taylor
January 5, 2012
As a contractor, you know that a successful demolition project can be a huge
undertaking and that it requires a great deal of planning in order to
coordinate all the facets of the project. Site clearing, earthmoving, utilities
and environmental professionals are often directly or indirectly tied to the
demolition process, and on almost every project, some detours and changes will
inevitably occur. The National Demolition Association (NDA) has set out to help
every stakeholder in the process—real estate developers, architects, and those
in related trades—anticipate unforeseen situations and minimize any problems
that might occur along the way.
The NDA has issued a Demolition Planning Document that gives stakeholders a
checklist of stages or activities that must be completed on typical demolition
projects, ranging in scale from small to large. It’s designed to help avoid the
negative impact of unanticipated changes on project schedules, costs and
liabilities. In addition, the NDA is making specific contract language
available to buyers of demolition services so that they can consider including
it in their own contracts to make sure they manage all parties’ expectations
concerning things like permitting, insurance, health and safety reports, and
waste disposal. Copies of the Demolition Planning Document and the Model
Demolition Specification language are posted on the NDA website
(
www.demolitionassociation.com) under “Our Industry.”
Before the start of every demolition job, the demolition contractor is required by law to take a number of steps to safeguard the health and safety of workers on the jobsite.
Start with the Contract
Since the level of understanding of the demolition process can range from “very little” among many architects and developers to “very knowledgeable” among some general contractors, it might be a good idea to take a look at some of the realities of demolition today.
Once a developer or site owner decides to proceed with a partial or complete demolition, he first must decide how he wants to manage the entire process. Does he want to manage everything himself or does he want to outsource it to a general contractor, construction management firm or architect? If the redevelopment will proceed in stages, with the demolition preceding the new construction by a long period of time, the owner may decide to deal directly with a demolition contractor. The NDA recommends that demolition contractors should be prequalified in advance on the quality and types of work they have done in the past, the recommendations of previous clients, their knowledge of environmental regulations, and whether they have the financial backing to bond and insure the job adequately.
Once a fully qualified demolition contractor has been selected, contract discussions and development begin. There are some common sources of misunderstanding that should be addressed before a demolition project starts or during the bid process. These include:
The NDA recommends that demolition contractors should be prequalified on the quality and types of work they have done in the past, the recommendations of previous clients, their knowledge of environmental regulations, and whether they have the financial backing to bond and insure the job adequately.
- Engineering Survey: Before the start of every demolition job, the demolition contractor is required by law to take a number of steps to safeguard the health and safety of workers on the jobsite. These preparations involve the overall planning of the demolition job, including the methods to be used to bring the structure down, the equipment necessary to do the job, and the measures taken to perform the work safely.
- Proposed Use: If the intended user of the site is known, it is helpful if the contractor is aware. The contractor’s expertise and input at this stage of the project can help the project be more successful.
- Utility Disconnects: The owner/operator should determine if the demolition contractor will carry the cost and responsibility of the utility disconnects. If not, they should be prepared to provide all disconnect documentation to the contractor.
- Reuse of Materials: If materials from the project are to be reused, the contractor should find out this information as early as possible. A schedule of items to be reused should be furnished so that the information can be used when putting together a bid.
- Salvage of Materials: Bid and contract documents should be clear as to ownership of scrap/salvage materials. It is usually in the owner’s best interest to let the contractor take ownership of these items, but make sure this is clarified.
- Extent of Underground Demolition: Options that should be clearly defined include removing all underground structures on site, removing underground structures to a certain depth, removing underground structures to a certain extent, leaving slabs and all underground structures, or a combination of all.
- Responsibility of Temporary Facilities: It should be made clear who has the responsibilities for temporary facilities such as portable restrooms, temporary power and water, site fencing, site security, etc.
- Hazardous Materials: The owner/operator must determine if they will have environmental remediation completed by the demolition contractor or by a separate entity. Federal and state laws mandate removal and disposal of certain hazardous materials prior to razing a structure. However, most typical landfills will not accept hazardous materials.
- Permits: It should be made clear which party will secure permits. With an aggressive schedule, it is best if the owners begin the process as early as possible. It’s important to note that multiple permits may be required for activities such as demolition, sidewalk closure, road closure, specific structure heights, dust mitigation plan, airborne release plan, truck route plan, etc.
- Expected Condition of Site at Completion: The demolition contractor should understand the owner’s expectations of the site condition after demolition. It can be left as is, with a full excavation with existing materials “bowled” to best eliminate any drastic cuts, for example. Alternatively, the contractor can backfill the void left by the structure. Site drainage issues should be addressed.
- Special Requirements: Prevailing wages, LEED requirements and reporting for Recovery Act work are examples of special requirements that should be addressed.
The National Demolition Association’s Demolition Planning Document offers a checklist of activities that must be completed on typical demolition projects.
- Existing Programs: Certain federal, state, private or quasi-government-sponsored programs require specific reporting. These can include Armstrong ceiling tile recycling, Brownfields, community block grants and others. It is essential that the contractor be made aware of those, since they may have extensive reporting requirements.
Educating the Customer
Experienced contractors know that while the issues listed above are the most common areas of potential misunderstanding, they can represent just the tip of the iceberg. That’s why it’s in their best interest to encourage the buyers of their services to educate themselves about the entire demolition process. As one retail clothing chain likes to say, “An educated consumer is our best customer.” The more buyers know in advance, the less chance there is that problems will arise down the road. That is the very reason the NDA has made the Demolition Planning Document and the Model Demolition Specification contract language available to all.
During the bidding and planning process, demolition contractors need to take buyers through it point by point, making sure they are fully aware of every task and responsibility before work begins. All buyers of demolition services want one thing when it’s all said and done: peace of mind now and into the future, because they know they partnered with a true professional.
One way demolition contractors can deliver that sense of security is by making a strong statement to clients that their membership in the NDA attests to their professional competency. With its focus on environmental stewardship, safe work practices, industry education and information sharing, the NDA enables it members to stay on the cutting-edge of what’s happening in the demolition industry. By making that dedication to professionalism clear, contractors can make that work to their advantage in their business development efforts.
Michael R. Taylor
Michael R. Taylor is the executive director of the National Demolition Association. He is a certified association executive.
Comments (0) Post a Comment
Did you enjoy this article? Click here to subscribe to the magazine.