Partial demolition removes one part of a building while the rest stays standing and, ideally, stays dry and lived-in. In Geelong that might be a rear lean-to behind a weatherboard home, a wall between kitchen and living room, a fibro sleep-out, or a full kitchen and bathroom strip-out before the renovation trades arrive. The work is slower and more careful than a full demolition, because whatever is being kept has to be protected.
Geelong Demolition Service is a referral service. We pass your enquiry, with your consent, to one independent demolition business that holds the registration your job needs. We do not quote, and we do not carry out work.
Common partial jobs
- Rear additions and lean-tos that are poorly built, failing or simply in the way of a better extension.
- Internal walls opened up for open-plan living. A load-bearing wall needs a structural engineer's design and temporary propping.
- Enclosed verandahs and sleep-outs, many of them clad in fibro.
- Kitchen, bathroom and laundry strip-outs ahead of renovation.
- Chimneys that are cracked, leaning or redundant.
- Damaged sections after fire, storm or water, cleared so the building can be repaired.
When approvals apply
Many internal strip-outs do not need council consent, but a building permit may still be required, particularly where structure is altered. Section 29A of the Building Act 1993 brings in council report and consent when demolition over a three-year period would remove more than half the building's volume, or alter any part of the street facade. Removing a front verandah, a chimney visible from the street, or part of the front roof can therefore trigger it even if the job is small.
In the City of Greater Geelong, a Heritage Overlay can mean a planning permit is required for demolition, including some partial work that affects how the building presents to the street. Ask your building surveyor to confirm what applies before work is booked. Surf Coast, Golden Plains and Queenscliffe properties are assessed by their own councils.
Protecting the part that stays
Good partial demolition is mostly about what happens to the rest of the house:
- Weatherproofing. Openings left by a removed addition need temporary cover until the builder closes them in.
- Propping. Roof and floor loads must be supported before any structural element is taken out.
- Dust control. Sealing off living areas and running extraction where cutting or grinding happens.
- Services. Power, water and gas to the affected area are isolated by licensed trades, and any live services nearby are clearly marked.
- Neighbours. Close boundaries may require protection work notices under the building permit.
Asbestos in renovation work
Renovation is where asbestos is most often disturbed by surprise, because it hides behind wall linings, under floor coverings and inside eaves. If the house was built or altered before about 1990, test suspect materials before anyone cuts or breaks them. More than 10 square metres of non-friable asbestos, or any friable asbestos, must be handled by a licensed asbestos removalist. See asbestos before demolition.
How a typical job runs
- A site meeting with the demolisher and, if possible, your builder or designer to mark exactly what comes out.
- Asbestos testing, and engineering design for any structural change.
- Consent and permits, where required.
- Make-safe: isolation of services, protection of floors and fixtures, dust screens.
- Removal by hand and compact machinery in the agreed order.
- Separation of timber, metal, masonry and general waste.
- Weatherproofing and handover to the builder.
What affects price
- How much is being removed and how it was built
- Hand work versus machine access
- Propping and temporary weatherproofing
- Asbestos testing and removal
- Distance to skip or truck, stairs and tight access
- Disposal volumes and recycling options
Because these factors vary so much, published ranges for partial work are of limited use. Compare quotes against a written scope. See the demolition cost guide for broader context.
Demolisher or builder?
Some renovation builders handle their own strip-out. A dedicated demolisher may make sense where the volume is large, where asbestos is involved, or where the builder prefers to start on a clear, safe shell. If you use a separate demolisher, make sure both parties agree on where demolition stops and construction begins, and who is responsible for weatherproofing in between.
Salvage
Older Geelong homes can contain timber floorboards, doors, fireplaces and fittings worth keeping or reusing. Tell the demolisher what you want saved before work starts, and mark those items on site.
Frequently asked questions
Can I take out a load-bearing wall?
Yes, with an engineer's beam design, temporary propping and, in most cases, a building permit. The demolisher works to that design.
Does removing a chimney count as a facade change?
If the chimney can be seen from the street, it may form part of the facade for 29A purposes. Check with your building surveyor and, in a Heritage Overlay, with council.
Will the house stay weatherproof?
It should. Temporary weatherproofing should be in the scope, with a clear handover to the builder.
Can I live in the house during a strip-out?
Sometimes, for small jobs well sealed off. Where asbestos is being removed or services are off for long periods, moving out briefly is usually easier.
Why do strip-out quotes differ so much?
Because scopes differ. Line up what each quote includes: asbestos, propping, weatherproofing, disposal and the finish left for the builder.
Next step
Share photos, a sketch of what is being removed and your builder's timing. With your consent, we will refer the job to a registered demolisher in the Geelong region. Request a referral.