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House demolition: You have to expect these costs
House demolition: You have to expect these costs

Video: House demolition: You have to expect these costs

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Video: Demolition or renovation comes with cost 2023, February
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A house demolition may be necessary for various reasons - for example, if buildings are simply no longer capable of being renovated or if the developer could not realize his ideas as part of a renovation. In many cases, the costs of demolishing a house also play an important role in weighing up the pros and cons. How much will the financial expense of a demolition? Here you will find guide values ​​- and how the costs can possibly be reduced.

Table of contents Table of contents House demolition: You have to reckon with these costs

  • What are the reasons for a house demolition?
  • What are the costs per square meter for a house demolition?
  • Can house demolition costs be reduced?
  • Take over house demolition yourself or commission demolition companies?
  • Decision support: Pro and Con house demolition
  • The legal requirements: demolition permit & Co.
  • Studies show that house demolition is often the better choice in Germany

Table of contents Table of contents House demolition: You have to reckon with these costs

  • What are the reasons for a house demolition?
  • What are the costs per square meter for a house demolition?
  • Can house demolition costs be reduced?
  • Take over house demolition yourself or commission demolition companies?
  • Decision support: Pro and Con house demolition
  • The legal requirements: demolition permit & Co.
  • Studies show that house demolition is often the better choice in Germany

What are the reasons for a house demolition?

Dilapidated real estate is often available at a bargain price with promising plots of land. Then the obvious course of action is to demolish the house and build a new one. However, the demolition results in an extra expense in addition to the purchase price, which needs to be factored into the overall bill well in advance.

One of the most common reasons for a house demolition is that the house has serious construction defects and is technically in poor condition, for example in terms of statics or if the building is contaminated. A bad buy can also be the reason for a demolition - if the promising house turns out to be a scrap property in the end.

Another reason for the demolition of a house may be that the client's energetic and architectural ideas cannot be realized with an old building renovation, for example if higher ceilings are required.

Costs for a house demolition: Which circumstances play a role?

A general answer to the question of the cost of house demolition can hardly be given, because many factors play a role here:

  • The size of the building: workload and machine time for demolition are closely related to the size of the house.
  • The local conditions: Is the house to be demolished easily accessible from all sides? Is it close to other houses? The property and the surrounding area help determine how easy or difficult the demolition is - this of course has a major impact on costs.
  • The building materials: The disposal costs vary depending on the building materials used. Problematic substances such as asbestos, for example in the Eternit panels used until the 1980s, have to be disposed of separately.
  • Necessary security measures: Is the house on a street or a sidewalk? Do barriers have to be made? The greater the effort for the site installation, the more expensive the demolition.
  • The basement: If the demolition house has a basement, it must be dredged. The resulting hole must be filled and the earth compacted so that the new building can be safely erected.

What are the costs per square meter for a house demolition?

Roughly calculated, you have to plan around 10, 000 to 25, 000 euros for the demolition of an old average-size family house with partial basement, which is also freely accessible. A small house without a basement can cost less, but a larger house can also cost significantly more. A price of 50 to 100 euros per square meter can serve as a rough guide. In order to get more reliable figures, it is best to have at least two certified demolition companies give you a concrete offer for house demolition.

For the demolition of a single-family house that has a living space of 130 m², we provide a calculation example:

Example house demolition calculation

Demolition planning of a specialist company 1, 000 euros
Preparatory work / disposal of interior fittings 2, 500 euros
Demolition costs 12, 000 euros
Dredging the foundation, filling in and compacting earth 4, 000 euros
Disposal of hazardous waste 1, 500 euros
Disposal of rubble 2, 000 euros
total cost 23, 000 euros

Can house demolition costs be reduced?

Under certain circumstances and with certain measures, you can certainly reduce the total cost of the Hauabriss project. In-house services come into question that reduce the effort for the demolition company, for example the thorough clearing of the interior of the building - talk to the company about this.

Basically, all measures that remove obstacles and make the building more accessible reduce the workload for the demolition company. Depending on the circumstances, tree felling, for example, clears the way for the machines.

Take over house demolition yourself or commission demolition companies?

With a certified demolition company as a partner, you are in principle on the safe side - especially with larger demolition work and when dealing with the disposal of building rubble. Depending on how extensive your experience or that of your helpers is, you can also take small demolitions into your own hands. A small stable in an old farmhouse is certainly less expensive than a building in a densely built-up area and is therefore more of a candidate for demolition on your own.

Bagger beim Hausabriss
Bagger beim Hausabriss

Excavator demolishing a house.

Photo: iStock / gabort71

Decision support: Pro and Con house demolition

Pros and cons renovation - what is the bottom line? A study by the “Working Group for Contemporary Building” comes to the conclusion that the renovation effort for a tenement house from the 1950s, depending on the effort, is between 990 and 1475 euros per square meter. The costs for the demolition and the subsequent new construction meanwhile amount to 1000 to 1465 euros per square meter of living space. In view of this calculation, it is therefore important to consider whether a renovation really makes sense.

However, the potential grants must also be included in the cost calculation. The funding programs of the federal and state governments are currently the focus - above all KfW funding, especially on energy-efficient refurbishment. The so-called stock replacement (replacement building) is not taken into account.

The following guide value may help you decide: If the conversion costs are more than 75 percent of the new construction costs, demolition is most likely the better choice. Because the new building costs a little more, but it also offers advantages: It is designed entirely according to the wishes of the builders, so it offers a lot of design freedom, while in the old building you usually have to make compromises. In addition, old buildings cannot be fully upgraded in all cases, which can have a negative financial impact.

The legal requirements: demolition permit & Co

Before tackling a house demolition, you usually have to submit a demolition application and obtain the appropriate permits. Since the building codes in Germany are state law, there can be regional differences. Usually you have to register the demolition project with the responsible building authority, which issues the permits. The best thing to do is to contact the building authorities directly about the formalities.

There may also be cancellations without a permit. In North Rhine-Westphalia, for example, this affects (according to Section 65 (3) Building Code NRW) buildings of up to 300 m³ of enclosed space, walls and fencing, parking spaces for motor vehicles, swimming pools and bicycle parking spaces.

If it is a listed building or there are protected buildings nearby, further permits and formalities may be necessary. The responsible monument protection authority must be involved in the process here.

Studies show that house demolition is often the better choice in Germany

Refurbishment of the old stock or demolition and new construction? Even if the statistics only help the client in making his individual decision to a limited extent, the view of the "big picture" is still interesting.

A nationwide study by the “Working Group for Contemporary Building” came to the conclusion in 2011 that more than one in ten residential buildings in Germany can no longer be economically renovated. The clients of this investigation were the associations of the construction industry, the tenants' association and IG BAU. In numbers, this result means that with around 175, 000 residential buildings in Germany, demolition and new construction pay off more than renovation.

Two current problems play a major role in this context: the lack of age-appropriate apartments and the lack of energy efficiency in the housing stock. In 2016, a study by the ARGE Kiel building research institute and the Pestel Institute in Hanover came to the conclusion that the consistent demolition and construction of around 1.8 million old, dilapidated apartment buildings could result in up to 3.5 million new homes nationwide that are energy efficient and would be suitable for senior citizens.

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Florian Würth editors haus.de

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