Choosing the wrong demolition contractor is one of the most expensive mistakes you can make on a knockdown-rebuild or renovation. A cheap quote from the wrong contractor routinely turns into a $15,000–$40,000 blowout in variations, delays, and — worst case — an unlicensed asbestos incident that involves SafeWork NSW and stops your build for months.
This guide is written by a licensed Sydney demolition contractor (NSW Demolition Licence AD214611, Asbestos Class B AD214613). It's the checklist we'd use ourselves.
1. Check the NSW Demolition Licence — first, always
In NSW, anyone demolishing a load-bearing structure over 4m in height needs a SafeWork NSW demolition licence. There are three classes:
- DE1 (unrestricted) — can demolish any structure of any height.
- DE2 (restricted) — under 15m and specific structure types.
- DE3 — specific listed structures only.
Ask for the licence number and check it on the SafeWork NSW licence check. If they hesitate, walk away — most builders find out about unlicensed contractors when the certifier refuses to sign off.
2. Check the asbestos licence separately
A demolition licence does not cover asbestos removal. Asbestos removal in NSW requires its own licence:
- Class A — all asbestos (bonded + friable).
- Class B — bonded asbestos only.
Any pre-1990 Sydney home almost certainly has bonded asbestos somewhere (eaves, sheeting, vinyl, wet-area linings). Your contractor either needs Class B minimum or must sub-contract to a licensed removalist with the SafeWork NSW notification lodged before work starts. If a quote is silent on asbestos, that's a red flag.
3. Insurance — $20M public liability minimum
The Sydney standard for residential demolition is $20M public liability. Commercial and Tier-1/Tier-2 builder work usually requires $20M or higher. Ask for the certificate of currency in writing. Also confirm:
- Workers Compensation insurance (all crew covered).
- Plant and equipment insurance (their excavators, trucks).
- The policy is current — not expired six months ago.
If they say "we're covered" but can't send the certificate the same day, they either don't have it or don't have enough of it.
4. Own equipment vs subcontracted equipment
Contractors who own their own excavators, hook trucks and tippers stay on programme. Contractors relying on hired plant and third-party tippers are exposed every time hire yards run tight or a truck driver doesn't show. On a builder programme with liquidated damages, that difference is real money.
Ask directly: "Do you own the excavator and the trucks that will be on my site?" A good answer is specific: "Yes — 20-tonne Kobelco, 8-tonne Case, two hook trucks, all owner-operated." A bad answer is vague.
5. Read the quote scope, not the number
Almost every demolition quote dispute in Sydney comes down to scope — what was actually included. A written itemised quote should list:
- Demolition of the structure (specify: house, garage, sheds, pergolas, fencing).
- Slab and footings — in or out of scope.
- Pool removal — if applicable, specify shell removal, backfill and compaction.
- Tree removal — usually excluded unless quoted separately.
- Asbestos assessment, removal, disposal and clearance certificate.
- Debris removal and tipping fees.
- Service disconnections — usually the owner's responsibility, but confirm.
- Neighbour notifications and hoarding/protection if required.
- Demolition certificate for the certifier.
A three-line email quote saying "demolish house — $18,500" is not a quote. It's an ambush.
6. Ask about the demolition programme
A good contractor will give you a written programme: start date, key milestones, and a realistic finish date. For a standard single-storey knockdown that's usually 5–10 working days. For a double-storey, 10–15. If someone promises 2 days for a full house demolition, they're either lying or planning to leave asbestos and rubble in the ground for the next contractor to find.
7. Check reviews — and ask for recent references
Google reviews are a starting point, but they're gameable. Ask for two or three references from jobs completed in the last 6 months. A confident contractor will hand them over without hesitation. Also check:
- Google Business Profile — how many reviews, over what time period?
- Any Fair Trading NSW complaints or licence conditions?
- Do they post real project photos on Facebook or Instagram — not just stock images?
8. Red flags — walk away if you see these
- No written quote. Verbal or SMS-only pricing.
- Deposit demanded before contract signed.
- Cash-only pricing to "save GST".
- No ABN or ABN inactive on ABN Lookup.
- Licence number that doesn't check out on SafeWork NSW.
- "We'll sort the asbestos on the day" — no assessment, no notification.
- Quote is dramatically cheaper than every other quote — usually means major scope is excluded.
- Vague or missing answers on insurance, licences, or equipment ownership.
9. The 8 questions to ask every contractor
- What is your NSW demolition licence number?
- What asbestos licence class do you hold?
- What's your public liability limit — can you send the certificate?
- Do you own the excavator and trucks that will be on site?
- Is the slab and footings removal included in this price?
- Have you allowed for asbestos removal — or is it separate?
- How many working days from start to clean pad?
- Do you handle neighbour notifications and the demolition certificate?
If any answer is fuzzy, get it in writing before you sign anything.
10. Should you get more than one quote?
Yes — at least three. But compare scope for scope. Line the three quotes up side-by-side and mark what's in and out on each one. Nine times out of ten the cheapest quote is missing 20–30% of the scope. Bring the differences back to each contractor and ask them to re-quote apples to apples. The picture usually clears up fast.
What Direct Demolition offers
We're a family-owned Sydney demolition contractor:
- NSW Demolition Licence AD214611
- Asbestos Class B AD214613
- $20M public liability, Workers Comp, plant insurance — certificates on request.
- Own excavators, own hook trucks, own crew — no third-party subs on residential work.
- Written, itemised, fixed-price quotes.
- Sydney-wide coverage — all suburbs, metro and outer.
- Fast turnaround on quotes: usually 48 hours after site inspection.
Get a written, fixed-price demolition quote in Sydney. Free site assessment, no obligation. Call 0451 117 275 or request a quote online.
Frequently Asked Questions
Do I need a licensed demolition contractor in NSW?
Yes. Any demolition of a load-bearing structure over 4m in height must be carried out by a SafeWork NSW licensed demolition contractor. Using an unlicensed operator voids insurance, exposes you to fines, and can prevent your builder or certifier from signing off the works.
How much public liability insurance should my demolition contractor have?
$20 million minimum for residential demolition in Sydney. Commercial and builder-side work often requires $20M+ with additional plant and equipment cover. Always ask for the certificate of currency in writing.
How do I check a demolition licence in NSW?
Search the licence number on the SafeWork NSW online licence register. It shows current status, class of licence, and any conditions.
Why are demolition quotes so different from each other?
Almost always because the scope is different, not the price. The cheapest quote usually excludes slab removal, asbestos, tree work, or debris disposal. Get every quote in writing, itemised, and compare scope for scope.
How long should a residential demolition take in Sydney?
Standard single-storey: 5–10 working days from start to a clean, level pad. Double-storey: 10–15 working days. Add time for asbestos removal notifications (SafeWork NSW requires 5 working days' notice for licensed asbestos work).