Controlled Chaos: The Truth About Variations
Variations in demolition projects are a natural part of the process and are essential for adapting to the challenges and complexities that arise on-site. They are not about inflating costs but ensuring that changes are managed safely, efficiently, and in compliance with regulatory requirements. For main contractors, understanding the factors that drive variations can improve project outcomes and reduce disruptions.
Below is a breakdown of some key factors and what contractors should be aware of when planning and managing demolition projects:
1. Variations Reflect Change Management
Demolition work is often unpredictable. Changes in methodologies arise from site conditions, materials, and safety requirements. These adjustments are necessary to maintain safe operations, not to inflate costs. Contractors should anticipate that:
The materials and structural composition of buildings will often dictate the methods used.
Changes to the environment and space available can render priced methods unviable.
Adjustments may be required mid-project as new conditions are uncovered.
2. The Role of Material Composition
The type of material being demolished has a significant impact on project timelines, costs, and safety requirements. For example:
Concrete Cutting: This requires advanced equipment, higher levels of operator training, and additional controls compared to general demolition. These factors can extend the timeline and increase costs.
Unexpected Discoveries: Hidden materials, such as polystyrene beneath slabs, may drastically affect disposal plans. Polystyrene, for example, is 180 times more expensive to dispose of compared to concrete.
Tip for Contractors: Ensure detailed site investigations are completed and that assumptions about material composition are minimised through investigation and sampling. Comprehensive pre-demolition surveys can save significant time and cost.
3. Working Around Live Services
Demolition in areas with live services—such as gas, water, and electrical lines—requires additional precautions, including:
Isolating or protecting the services to prevent accidental strikes.
Increased planning and communication with utility providers.
Time extensions to accommodate these protective measures.
Additional manual work to expose and work around live services
Tip for Contractors: Build extra time into project schedules when live services are involved. Work closely with demolition teams to identify service locations and ensure thorough isolation plans.
4. Asbestos Discoveries and Compliance
Asbestos is a major factor in variations. When discovered, it triggers strict regulatory protocols, including:
5-day stand-downs and Worksafe notification
Engagement of licensed asbestos removalists to handle the material safely.
Clearance testing by licensed assessors to separate contaminated material from clean material.
These processes often lead to delays and additional costs.
Tip for Contractors: Treat asbestos-related risks as a likely possibility, particularly in older buildings. Budget for potential asbestos management to avoid financial shocks mid-project.
5. Impact on Safety Documentation
Every variation will require updates to safety documentation, such as risk assessments and Safe Work Method Statements (SWMS). This ensures:
New hazards are addressed, and the safety of workers and the public is prioritised.
Operational teams are adequately briefed on changes in methodology or procedures.
Tip for Contractors: Allocate time and resources for updating and reviewing safety documentation throughout the project. Open communication between demolition teams and contractors is critical for staying ahead of changes, especially when the documentation must be approved before work can recommence.
6. The Importance of Accurate Drawings
Incomplete or inaccurate architectural drawings can lead to unexpected variations, including:
Hidden materials or structural elements that require changes to planned demolition methods.
Incorrect assumptions that cause delays and increase project costs.
Tip for Contractors: Always seek out the most up-to-date and accurate architectural drawings. Where possible, conduct on-site investigations to verify details before work begins.
7. Communication is Key
Successful demolition projects rely on strong communication between contractors, demolition teams, and other stakeholders. This ensures that:
Variations are identified early, and their impact is minimised.
Safety, timelines, and budgets are managed collaboratively.
Tip for Contractors: Establish clear lines of communication with demolition teams. Regular project updates, site visits, and collaborative planning sessions can help manage variations effectively.
Final Words
Variations in demolition projects are not an indication of poor planning but a necessary part of managing the complexities of the work. For main contractors, understanding the factors behind these changes—such as material composition, live services, asbestos, and documentation updates—can help mitigate their impact on timelines and budgets. By investing in thorough site investigations, accurate documentation, and open communication, contractors can ensure that demolition projects run smoothly and safely, even when variations arise.
