When an old building needs to be demolished, this process takes much more effort than just hiring a wrecking crew in Austin. Not only do you need permits and a review of any historic requirements that must be addressed, but it is also common for special methods to be required to handle hazardous materials.
The reality is that demolishing an old building takes more time and costs more money than demolishing a newer building. If you own a property in Austin and you are preparing for this process, then here are a few things that you need to know before the project is underway:
Why Old Building Demolition in Austin Requires Special Handling
When a building was constructed before 1980, there is a high likelihood that it contains hazardous materials that need to be handled with care and precision, such as asbestos or lead paint (or both). Not only are these materials a health concern, but regulations also govern how demolition must occur when they are present. In fact, federal law requires that every project be tested and that proper abatement processes be followed when needed.
Here in Austin, we are seeing a boom of redevelopment in the area, and the city is reviewing demolition applications more carefully compared to previous years. There’s a difference between a standard teardown and a historic building demolition, and your permit process and allowances will vary depending on the type of project you are undertaking. If your property’s status is miscategorized, then it can cause serious delays in your timeline.
The Austin Permit Process for Aging Commercial Building Teardown
No matter the size of the building, a demolition permit is always required before a commercial property can be torn down. If the building is more than 50 years old, then an additional review is triggered.
If you need a Historic Landmark Commission (HLC) review, then this stage of the process usually runs between 60 and 90 days before you will have the permit in hand. Certain requirements must be met, depending on the age, architectural details, or if the building has cultural significance. There is something known as the “Demolition Delay Ordinance,” which can give the HLC up to 180 days for its review.
Also, keep in mind that other steps must be handled before demolition begins, such as TDLR notification and AHERA compliance filings. If you begin demolition without these steps, then you might be dealing with heavy fines and stop-work orders that cause serious delays. It’s essential to ensure that you have all of the paperwork in place before starting an old building demolition.
Hazardous Materials: The Hidden Cost of Historic Property Demolition in Texas
One factor that will really drive-up old building demolition cost in Austin is when hazardous materials are on site because they need to be handled based on special regulations. Some of the most common hazardous materials that require special handling include lead paint, PCBs, and mercury switches. In addition to specific demolition practices that need to be followed, it’s also necessary for the demolition contractor to maintain detailed documentation. Disposal must be licensed and approved.
Another potential issue that could increase your cost is if there are underground storage tanks. For example, you might have environmental remediation that needs to be done, which can cause a multi-week delay on your project.
Finally, the length of time that the building has been sitting vacant could have an impact on demolition and hazardous materials handling. In this situation, there might be mold hazards that need to be addressed before we can get started with the mechanical demolition.
Step-by-Step Overview: How Venditti Demolishes Old Commercial Structures
Here’s what you can expect when you hire our expert team for demolition services:
- Site Review:We always begin with a thorough assessment of the site. Our crew will complete a structural survey and review any hazmat issues that need to be handled. This information will inform the way we move forward with the permit processes.
- Licensed Abatement:The permit file requires full documentation for abatement processes when hazardous materials are involved in the demolition.
- Utility Management:It’s critical that all utilities are disconnected before the crew starts working, including gas, water, sewer, electric, and fiber.
- Demolition Begins:Now that the prep work is done, we can get started with the actual demolition. We bring modern equipment to take down the structure, section by section.
- Debris Hauling:The debris is sorted (when necessary) and hauled away. We handle the heavy lifting and trucking, as well as making sure that everything is dropped in an approved location.
- Cleanup & Site Prep:Our full-service demolition includes site prep services based on your unique needs, such as backfilling and grading, so the property is ready for the next phases of redevelopment.
FAQ
Do I need an asbestos survey before demolishing a pre-1980 building?
Yes, you will need a licensed asbestos survey if the building was built before 1980. This survey must be completed before you can receive a demolition permit for the project.
Can I demolish a historic building in Austin, TX?
It’s possible, but certain historic property demolition rules in Texas need to be followed. The Historic Landmark Committee will review the property. Keep in mind that this process can result in significant delays (maybe up to 6 months for the committee to complete the review).
Who pulls the demolition permit? The owner or the contractor?
Usually, the demolition contractor pulls the permit. But as the property owner, you are responsible for ensuring that all pre-permit requirements are met.
Ready for an Old Building Demolition? Our Team at Venditti is Here to Help
When you are preparing for an old building demolition, one of the most important decisions you will make is to hire a contractor with relevant experience. Not only do you need a demolition contractor, but you need a team that knows the right approach for old and historic buildings.
For more information, contact us at Venditti to discuss your needs and schedule a site assessment. We’ll provide personalized recommendations and give you a project-specific estimate. We’re here to help with full-service solutions, including demolition, grading, excavation, and more.
