AI tendering for demolition and strip-out contractors

Price a demolition or soft strip tender from labour and plant days, waste tonnages by type, and salvage credits, with services isolation, temporary works and notifications as separate lines. Before pricing, check the pack contains a refurbishment and demolition asbestos survey covering every area you'll touch. HSE says the client must provide one, and without it you're pricing blind.

What makes demolition and strip-out tenders hard to price?

The building hides its costs until you open it up. A soft strip pack might give floor plans and a scope, with an old asbestos report and no word on live services.

The problems that come up on most demolition and strip-out packages:

• Asbestos. Which survey has been done, how old it is, and which areas weren't accessed.
• Waste and recycling. Tonnages by type, haulage, gate fees, Landfill Tax and recycling targets in the spec.
• Salvage. Metals and reusable items with a value that moves with the market.
• Temporary works. Propping, façade retention and stability while you take things out.
• Services. Whether gas, water and electrics are isolated and proved dead before you start.
• Notifications and the plan. Notice to the local authority, HSE notification, and a demolition plan written by a competent person.

How do you price a 1,200 m² soft strip?

Price the labour and plant days, then the waste by type and tonnage, less any salvage credit. Keep asbestos out of the fixed price unless the survey is complete.

Now the risk. If asbestos turns up in a ceiling void you were told was clear, work stops in that area while it's assessed. Five days of standing time for six operatives is 6 × 5 × £240 = £7,200, which is more than the whole £7,087 margin in this price. That's why the survey, and a clear asbestos exclusion, come before the price.

Has a refurbishment and demolition asbestos survey been done?

Check the pack for the type of survey, as well as whether there's a report at all. HSE says a refurbishment or demolition survey is needed before major refurbishment or demolition, and a management survey is for managing asbestos during normal use of the building.

What notices and plans does a demolition job need?

A notice to the local authority, often an HSE notification, and a written demolition method from a competent person. Build the time and cost of each into your programme.

HSE's demolition guidance also says the method must be written by a competent person, set exclusion and debris zones, and sequence the work to avoid an uncontrolled collapse. Scaffolding must not be used to support a structure unless it's designed for it. On anything structural, get a temporary works designer or demolition engineer involved before you price, and agree with the principal designer who owns the temporary works design.

These are rules for Great Britain. Scottish Landfill Tax uses the same two rates as England from 1 April 2026; Wales has its own Landfill Disposals Tax. In Northern Ireland, check notification and CDM duties with HSENI.

What should a demolition tender qualify?

Asbestos, services isolation, temporary works and waste. Put asbestos first, because it can stop the job.

Tender: project, demolition / soft strip package
Our price: £amount excluding VAT, dated date

Asbestos
1. Priced on refurbishment and demolition survey reference, date. Removal of asbestos-containing materials, and any delay, standing time or re-sequencing caused by asbestos not identified in that survey, are excluded.
2. Areas marked "not accessed" in the survey are excluded until surveyed.

Services
3. All services isolated, disconnected and proved dead by others, with written confirmation, before we start in each area. Live services found are a variation.

Structure and temporary works
4. Temporary works design by others / our temporary works designer, included. Propping or façade retention not shown on drawings excluded.
5. Structural information on the building and adjoining structures to be provided by the client before we start.

Waste and salvage
6. Waste priced at tonnages by type. Contaminated or hazardous waste beyond the survey excluded and charged at cost with consignment notes.
7. Salvage credit of £amount assumes metal prices on date. Items retained by the client listed in writing before we start.
8. Recycling and diversion rates reported as achieved; targets in the spec are accepted / not accepted.

Notices and programme
9. Notice to the local authority and HSE notification by the client / us. Programme starts after the notice period.
10. Working hours hours. Noise and dust limits as spec clause.

For payment, price validity and general lines, use the tender qualifications and exclusions template. If you're the principal contractor on a small job, see the construction phase plan template.

What can AI do on a demolition tender, and what can't it?

AI reads long packs and old reports quickly and adds up tonnages. It can't look behind a ceiling tile.

What AI does well:

• Checks the asbestos report. Survey type, date, areas not accessed, and items marked as presumed.
• Measures areas and estimates tonnages from plans and sections by material type. See can AI do a take-off from drawings.
• Finds the obligations in the prelims: recycling targets, working hours, noise limits, notifications, who isolates services.
• Drafts qualifications with the survey reference and drawing numbers filled in.

What still needs the demolition contractor:

• The walk-round. Condition, hidden structure, access for plant and skips.
• The method and sequence. How the building comes down or out safely.
• Risk pricing. Salvage values, waste classification and how much to allow for unknowns.
• Sign-off. The demolition plan and the price carry your name.

How do you win more demolition tenders?

Show the client you've read the survey and planned the waste. A clear method and honest exclusions are easier to appoint than a low number full of holes.

• Quote the survey reference and what you've excluded.
• Show waste by type and tonnes, with your recycling route.
• State salvage assumptions so the credit can't be argued later.
• Read the pack first using the 10-minute tender read, and drop jobs with no survey and no time to get one.

If you also take on enabling works and site clearance, see the groundworks and civils trade page.

Common questions