If you demolish the wrong wall, the cost will double! Key points and pitfalls you must know about decoration and demolition projects

Demolition is not just as simple as knocking and knocking

“It’s just demolition anyway, so the price should be about the same, right?” This is a misunderstanding of “demolition project” by many novice decorators. In fact, demolition is the most variable and dispute-prone stage in the entire renovation process. In cases of renovation of old houses in Taipei and New Taipei, it is common to see demolition costs getting out of control and even structural damage after demolition.

If the demolition is done well, the follow-up project will be smooth; if there is a problem with the demolition, the budget and construction period may directly explode. Understanding the implications of a demolition project is your first lesson in protecting yourself and your house.

What is included in the demolition project quotation? Analysis of common projects

A complete demolition quotation will be broken down according to "space" and "project":

• Protection works:The first thing to do when entering. To protect elevators, stairwells, doors, and indoor floors that need to be retained (such as polished quartz tiles), use materials such as pearl boards, corner strips, and moisture-proof cloth. This money absolutely cannot be saved.
• Kitchen demolition: Including removal of wall cabinets, cabinets, artificial stone or countertops, wall tiles, and floor tiles. Note that "there is a lot of waste," especially tiles and cement layers.
• Bathroom Removal: This is the key area. Remove the wall and floor tiles to the structure, and remove the bathtub, toilet, and sink. The most important thing is that "the waterproofing layer needs to be completely removed" until the structural floor is exposed, otherwise the new waterproofing will adhere to the old failed waterproofing layer, which is equivalent to wasting work.
• Partition Wall Removal: The one with the biggest cost difference. First of all, it must be100% confirmed whether it is a load-bearing wall (structural wall). Removing only "lightweight grout walls" or "red brick partition walls" is less expensive. If reinforced concrete walls are involved, structural reinforcement will be required, the cost and construction period will increase significantly, and an architect visa and interior decoration review must be applied for.
• Surface removal of ceiling and floor walls: Remove old paint, wallpaper, ceiling calcium silicate board or cement paint. The common "wall cancer" in old houses requires bricks to be laid and thoroughly cleaned. This part of the work is meticulous and takes a long time.
• Waste Removal: Includes the cost of bagging, moving downstairs, and transporting to a legally constructed mixture disposal site. The price is calculated based on the number of trucks (usually 3.5-ton or 5-ton trucks), which is the bulk of the demolition costs.

The devil is hidden in the details: those costs that are not written on the quotation

Inexperienced masters or contractors who are trying to steal the case often "miss" the following items, resulting in subsequent additions:

1. Stairway handling fee (apartment without elevator): There is no elevator in the fifth-floor apartment, and all waste must be carried downstairs manually. This will generate astonishing "carrying wages", and the pricing method must be negotiated in advance (such as by bag or by work).
2. Unexpected works: After being dismantled, it was discovered that the pipelines in the wall were severely corroded, that there were severe wall cancers or moths hidden behind the wooden wall, and that after the floor was removed, it was found that the floor was seriously uneven and needed to be repainted... These "hidden engineering" problems all require additional treatment and payment. A good master will warn you of the possibility in advance and specify the unit price of the treatment in the contract.
3. Environmental regulations and community regulations: Decoration waste must not be discarded randomly and must be entrusted to a qualified removal agency. In addition, many community management committees stipulate that construction can only be carried out during specific periods, require payment of renovation deposits, and stipulate waste storage locations and clean-up routes, which may incur time and money costs.

How to avoid demolition disputes? Four rules of self-protection for homeowners

1. In black and white, the scope should be illustrated:Don’t just talk about “complete kitchen demolition”. It is best to use a red pen to clearly circle the walls to be demolished and indicate the items to be retained on the floor plan (for example: the floor will not be demolished and the door will be retained). Include this illustration as an attachment to the contract.

2. Confirm the structure, safety first: Before starting construction, confirm with the designer and foreman whether the wall to be built is a load-bearing structure. If in doubt, it is better to consult a structural technician. If there are large steel bars (main bars) found inside the wall when building the wall, the work should be stopped immediately for confirmation.

3. Negotiate "all-inclusive price" or "actual calculation": For projects that can be clearly defined (such as bathroom demolition), the total price can be negotiated. For projects with high uncertainty (such as the number of waste trucks), a clear unit price should be agreed upon (for example: one truck clearing fee is XXX yuan, Y trucks are expected, subject to the actual delivery) to avoid sky-high bills after completion.

4. Key points of on-site supervision: During the demolition period, the owner should check from time to time, focusing on confirming: whether the protection work is in place, whether the drainage pipe mouth is blocked by waste materials (very important!), whether dust screens are installed on the external windows to protect neighbors, whether the construction is within the scope of the drawing, and whether there is no "overdone".

Demolition is the art of destruction, and it is also the beginning of responsibility. Treat it as an independent project that requires precise planning, and you can take the first step to a successful renovation and lay a safe and solid foundation for all subsequent beautiful designs.