If you are planning a self-build or replacement dwelling, or have a house that is simply beyond saving, the demolition cost is often the first number you need. In Clitheroe the price depends heavily on how the house was built, what is hidden in it and how easy it is to reach. Here is an honest guide to what to expect and why quotes can vary so much.
For a straightforward job with good access, no significant asbestos and the foundations grubbed out, most local homeowners can expect figures broadly in the ranges below. They include labour, machinery and disposal of waste. They are a starting point, not a quote, because every site is different.
Smaller outbuildings such as garages, stables or single storey extensions are usually much cheaper, often in the region of £1,500 to £5,000, depending on size and what they are built from.
A lot of housing in and around Clitheroe is solid stone with slate roofs, particularly older terraces and farmhouses towards Waddington, Chatburn and Downham. Stone is heavy and costly to move, but good walling stone and Welsh or blue slate often have resale or reuse value, which can offset part of the cost. Post war brick and block homes are usually quicker to take down but offer less salvage.
Access matters just as much. A detached house on an open plot can be cleared with a large excavator in a matter of days. A terraced house on a narrow street near the town centre may need partial hand demolition, road closures or a smaller machine, all of which add time.
Demolishing a house usually needs a prior approval application to Ribble Valley Borough Council under permitted development rules, so the council can consider how the demolition will be carried out and how the site will be left. If the property is in a conservation area, such as parts of Clitheroe town centre, or is listed, you will need full planning consent and the process is slower.
You or your contractor must also give the council building control team notice under Section 80 of the Building Act, normally at least six weeks before work starts. If the site sits within the Forest of Bowland National Landscape, expect closer scrutiny of any replacement building.
Several items sit outside a basic demolition price, so check whether they are included before you compare quotes.
A reliable contractor will want to visit the site rather than price from photographs. Have any plans, previous surveys and details of the planned build to hand, as knowing whether crushed material can be reused on site as hardcore for your new foundations can save you money on both sides of the project.
Ask for a written, itemised quote that shows what is included, what happens to the waste and who is responsible for notices and disconnections. The cheapest figure is not always the best value if it leaves out asbestos, foundations or making good.
In most cases you need prior approval from Ribble Valley Borough Council rather than full planning permission. Listed buildings and houses in conservation areas need full consent, so check with the council early.
The physical demolition of a typical house usually takes one to three weeks. Surveys, utility disconnections and council notices often take longer, so allow two to three months from first enquiry to a cleared site.
Yes, it can. Good quality local walling stone, roof slates and some timbers have value to reclaim yards and builders, and a contractor may reflect this in their price or keep materials aside for you to reuse.