While most demolition projects involve single-family homes, there are instances when owners of townhouses decide to demolish their residences or are forced to do so. Demolition of a party wall in construction projects is more complex because, by definition, a townhouse shares at least one wall with a neighboring house.
Managing a party wall in construction requires careful planning and adherence to specific regulations to ensure both properties remain structurally sound.
In this article, our demolition experts explain what you need to know before undertaking a party wall demolition and the steps to take to carry out the project safely and legally.
WHAT IS A PARTY WALL IN CONSTRUCTION?
A party wall in construction is a shared wall that separates two adjoining properties or units. It is most commonly found in apartments, condominiums, terraced houses, townhouses, apartment buildings, and office complexes. Party walls can be either structural or non-structural, but they are often built with additional insulation for soundproofing and fire-retardant materials to enhance safety.
Key points about party walls in construction:
- Shared Structure: Both properties share the structure of the wall.
- Legal Rights and Responsibilities: There are specific legal rights and responsibilities associated with party walls, often outlined in local building codes or specific party wall agreements.
- Maintenance and Repairs: Typically, both property owners share the responsibility for maintaining the party wall.
- Building Work: Any work done on a party wall often requires notification and potentially consent from the neighboring property owner.
If you’re planning any work on a party wall, such as party wall demolition, it’s essential to consult with local building regulations and, if necessary, engage a party wall surveyor to ensure compliance and avoid disputes with your neighbor.
REGULATIONS CONCERNING A PARTY WALL DEMOLITION
As with building demolition in general, some regulations govern the demolition of houses and buildings with a party wall. Here are some important points regarding the demolition of a party wall in construction.
1.- YOU GENERALLY NEED THE NEIGHBOR’S CONSENT BEFORE DEMOLISHING A TOWNHOUSE OR SEMI-DETACHED HOUSE
First of all, you should know that for a house to be considered “attached,” it must share a wall with its neighbor. To be even more precise, there is a party wall when the owner of the house and the neighbor have a co-ownership right over a property that separates the two buildings. Most of the time, this shared property is what we call the “party wall.”
Under the rules of undivided co-ownership, the co-owners of a party wall must manage it together. Therefore, neighbors who co-own a party wall in equal parts must make decisions by a “majority of co-owners, based on shares.” It is essential to have the neighbor’s agreement before starting a party wall demolition, unless the demolition work does not affect the party wall.
To obtain the neighbor’s approval, it is ideal to inform them of the project both orally and in writing, by sending a registered letter with acknowledgment of receipt. If the neighbor does not oppose the demolition project, it is then recommended to draft a document detailing all the work to be done to avoid future disagreements.
In the event of a disagreement with the neighbor, it is important not to proceed with the demolition work. Instead, you should turn to the courts to resolve the dispute.
2.- DO YOU NEED A PERMIT TO DEMOLISH A TOWNHOUSE OR SEMI-DETACHED HOUSE?
For various reasons (housing scarcity, heritage protection, regulating and organizing land reuse, etc.), a municipality may want to control the demolition of buildings within its territory.
The partial or total demolition of a house, whether attached or not, must only be done after receiving authorization from the municipal administration. The document that attests to the right to demolish a building is called a demolition permit.
In general, a committee made up of three members of the municipal council is responsible for deciding on demolition permit applications.
This committee may require a financial guarantee to ensure compliance with certain conditions before issuing a demolition permit.
3.- WHY HIRE A PROFESSIONAL TO DEMOLISH A HOUSE WITH A PARTY WALL?
Demolishing a house is not a task for everyone! In fact, not only is demolition work dangerous for those involved, but it also presents risks for neighboring buildings. And in the case of a townhouse, it can have consequences on the party wall. That’s why it is recommended to entrust this task to a house demolition service.
In Quebec, companies offering building demolition services possess the necessary skills to implement the environmental and safety measures required by law. They also have the equipment needed for various types of demolition work and can guarantee that the land on which the house is located will suffer minimal damage.
CONTACT OUR PARTY WALL DEMOLITION EXPERTS
WHAT IS THE COST OF DEMOLISHING A TOWNHOUSE?
There are so many factors that can influence the cost of demolishing a townhouse that it is difficult to estimate a price without having certain information at hand.
The price generally varies in proportion to the area to be demolished. Also, the materials the building is made of and the complexity of the work can affect the bill. If the house is located on difficult-to-access terrain or in a remote area, transporting the machinery usually incurs additional costs.
To this amount, the cost of waste management resulting from the demolition must also be added. This can be significant, especially if the waste contains traces of hazardous materials such as asbestos.
Therefore, before choosing a demolition company, it is advantageous to request multiple quotes and compare the suggested prices.
EXCAVATION CHANTHIER: THE SPECIALISTS IN TOWNHOUSE DEMOLITION
In summary, demolishing a townhouse or semi-detached house first requires steps with neighbors and the municipal administration.
Once the project is approved, you must ensure that the task is entrusted to professionals who will strictly follow the authorities’ requirements.
If you would like to discuss a townhouse demolition project with experts in the field, feel free to contact our team. At Excavation Chanthier, our expertise in excavation and demolition speaks for itself!