Division 02 · Existing conditions
Demolition estimates that account for what is inside the walls, not only what is on the drawings
Demolition looks simple until the first wall opens. Hidden asbestos tile, steel that needs shoring, tipping fees that vary by landfill and utilities nobody disconnected can all turn a profitable bid into a loss. LEEDS estimators quantify structures by area and volume, split material streams by weight, add abatement and protection allowances, and credit the value of salvage so your number reflects the true cost of removal.
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Overview
The scope behind a demolition number
Demolition estimating prices the safe removal of existing construction. Total demolition is measured by building area and volume, then broken into material streams such as concrete, masonry, steel, wood, roofing and mixed debris. Selective demolition is measured by the item: partitions in square feet, flooring and ceilings by area, openings by count, and structural cutting by linear foot, along with the patching the remaining structure will need. Each unit is tied to a drawing or photo reference. We also note access limits and adjacent occupancies.
Cost depends as much on disposal as on removal. We convert every quantity into weight using material densities, assign each stream to a hauling and disposal route, and apply tipping fees that reflect the local landfill, recycling and crushing options. Concrete and steel recycling revenue is credited, as is salvaged material with a defined buyer. Because condition drives cost, we group removal by building system, such as roof, envelope, structure, MEP and finishes, which exposes areas where shoring or specialty crews may be needed and keeps the estimate organized for the supervisor planning crews and equipment.
Risk items are priced explicitly. Asbestos, lead paint and PCB-containing materials require abatement allowances from the hazardous materials survey, while utilities need disconnects, adjacent structures need protection or underpinning, and dense urban sites need dust, noise and vibration control. The estimate lists each as a line with assumptions. Sequence is another cost lever. Hazardous material comes out first, then salvage, then interior strip-out, and only then structural takedown, and each phase has its own labor, equipment and disposal profile. We lay these out so the bid reflects the real order of work and the standby time that clearance testing and inspections impose.
Scope of takeoff
Demolition quantities we price
From structure volume to tipping fee, each line shows quantity, unit and disposal path.
Structure demolition by volume
Total takedown of buildings by gross floor area and cubic footage, with foundation removal
Selective interior demolition
Partitions, ceilings, flooring, doors, casework and fixtures removed from occupied or vacated space
Concrete removal and sawcutting
Slabs, footings, walls and pavement removed, with saw, core and breaker work
Masonry and structural removal
CMU, brick, steel framing and heavy timber taken down with torch cutting and rigging
Hazardous material abatement
Asbestos, lead paint, mercury lamps and PCB ballasts removed per survey findings
Hauling and disposal tonnage
Containers and trucks by material stream, with weight tickets and landfill tipping fees
Recycling and salvage credits
Scrap steel, copper, aggregate crushing and reusable fixtures credited against costs
Utility disconnects and capping
Water, gas, sewer, electric and telecom shutoff, cutting and capping at property line or main
Shoring, bracing and protection
Temporary supports, underpinning, protection of adjacent structures and walkways
Dust, noise and vibration control
Water misting, barriers, monitoring, air quality sampling and work-hour limits
Site clearing and backfill
Tree removal, debris-free site grading, basement fill and crushed concrete reuse
Permits, inspections and monitoring
Demolition permits, abatement clearance testing and inspections as required
98%
takeoff accuracy on awarded projects
Why LEEDS
Why contractors switch to LEEDS
An estimating desk that behaves like an extension of your team, not a software subscription.
Quantities taken from existing conditions, drawings and verified against site photos and survey notes whenever they are provided.
Debris tonnage calculated by material stream, so tipping fees and haul trips reflect the real mix, not a lump sum guess.
Hazardous material allowances based on the survey report, with clear exclusions for conditions found during demolition.
Salvage and recycling credits shown as a, separate line so you can see how much value is recovered from steel and concrete.
Utility disconnects, party-wall protection, and shoring identified early, before they become unplanned costs.
Dust, noise, vibration and work-hour restrictions, priced as production constraints in dense urban conditions.
Estimate types
What type of demolition estimating can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
| Estimate type | Accuracy | Turnaround | Best for |
|---|---|---|---|
Total demolition bid estimate Building takedown priced by material stream, with abatement allowances, hauling, tipping fees, protection and recycling credits. | ±6–8% | 48 hours | Demolition contractors and GCs |
Selective demolition package Interior strip-out and structural cutting for renovation, priced by area and by item with temporary protection and patching tie-ins. | ±6% | 24 hours | Renovation and tenant improvement |
Hazmat abatement allowance Budget pricing for asbestos, lead and PCB removal based on survey quantities, with contingencies for unknown conditions. | ±10% | 24 hours | Owners and developers |
Salvage and recycling analysis Material recovery plan showing credits for scrap, crushed aggregate and resale items against hauling and disposal cost. | Quantities only | 48 hours | Large takedown projects |
How our estimating process works
Four steps from upload to a bid-ready estimate, with a senior estimator signing off before anything leaves our desk.
- 1
Upload plans and scope
Send your drawings, specifications and bid invitation through the secure upload form. We confirm scope, deadline and a fixed price within two business hours.
- 2
Digital quantity takeoff
Estimators measure every item from calibrated plans in Bluebeam and PlanSwift, color-coding each layer so quantities can be traced back to the drawing.
- 3
Pricing and labor
Quantities are priced with location-adjusted material costs, crew productivity rates and equipment, then marked up to your overhead and profit targets.
- 4
Senior review and delivery
A second estimator audits quantities and pricing, documents assumptions and exclusions, and delivers your Excel workbook, PDF summary and marked-up plans.
On site and on the drawings
The work behind every demolition estimating
Tap any image to open it full screen.
Deliverables
What's included in your estimate package
Every deliverable is formatted so it can go straight into a proposal, a purchase order or an owner report.
Estimate workbookXLSX
Quantities, unit costs, labor hours and totals organized by CSI division, with subtotals, markups and a bid summary tab.
Marked-up plansPDF
Color-coded takeoff drawings showing exactly where every measured quantity came from.
Material procurement listXLSX
Consolidated material quantities with waste factors applied, ready to send to suppliers for quotes.
Labor hours by taskXLSX
Crew-based labor hours and productivity rates so you can check the schedule against the estimate.
Assumptions and exclusions logPDF
Every clarification, allowance and exclusion documented so your proposal scope is defensible.
Bid summary sheetPDF
A proposal-ready one-page summary with overhead, profit, bonds and contingency applied.
Reviews
What contractors say after their first bid with us
What general contractors, subcontractors and developers say after bidding with our numbers.
“Duct takeoff by gauge and size, equipment schedules, hangers, insulation. They understand sheet metal. Turnaround was 36 hours on a 90,000 square foot clinic.”
Tom Beaulieu
President, Beaulieu Mechanical · Minneapolis, MN
CSI divisions
CSI MasterFormat divisions we cover
Estimates are organized by division so they drop straight into your cost codes and schedule of values.
Highlighted divisions are the primary scope on this page.
FAQ
Demolition Estimating FAQs
Straight answers on scope, turnaround, pricing and deliverables.
How do you estimate disposal costs for demolition debris?
We convert each material quantity to tons using standard densities, assign it to a stream such as clean concrete, mixed debris or scrap metal, and apply local tipping fees and hauling distances. Weight tickets and recycling rebates are reflected in the final disposal cost. Hauling cost depends on round-trip distance to each facility.
Do you include asbestos and lead abatement?
When a hazardous materials survey is provided, we price abatement quantities and monitoring from it. Without one, we carry a clearly stated allowance and exclusions so you can see which unknown conditions would trigger a change order. Unknown conditions are listed as exclusions with unit rates for add work.
Can you price both selective and total demolition?
Yes. Total demolition is quantified by building volume and material stream. Selective demolition is measured by items, such as partitions, ceilings, floors and openings, along with temporary protection and the cutting and patching that remains. Patching and tie-in work is noted for the renovation contractor.
How do salvage credits work in the estimate?
We list steel, copper, aggregate and resale items with weights, then apply current local scrap or resale values. Credits appear as a negative line, so you can see gross cost, recovery and net price, and remove the credits if the owner retains salvage. Reuse of crushed concrete as fill is included when the geotechnical engineer approves it.
Are utility disconnects included?
We include shutoff, cut and cap work for water, sewer, gas, electric and telecom when shown on the drawings or required by the utility. Fees charged by the utility itself are listed as allowances, and the schedule dependency is noted in the assumptions. Fees from utility owners are included only when published.
What documents do you need for a demolition estimate?
Existing condition drawings or as-builts, demolition plans, the hazardous materials survey, site photos and any permit or utility requirements. Even marked-up photos help us estimate hidden conditions more accurately. Our team can mark up photos and plans for your review. We can start from a site walk video or a set of annotated photos.
Related
Related estimating services
Most projects need more than one trade. Bundle them into a single upload and we price the whole scope together.
Ready for a demolition estimating quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.