Most homeowners don't think of a shed or a garage as demolition. It's just something old in the backyard that has to go. But building departments do think of it as demolition, and some details on a small job are the same as on a house. The good news is that the work itself is usually fast. Getting the first few questions right is what keeps it simple.
What we remove
The small structures we're asked about most
Sheds
Wood, metal and prefab sheds, with or without a concrete slab. The older and bigger the shed, the more likely it has wiring or a permit on file.
Detached garages
Usually concrete block or frame, on a slab with footings, often with power run from the house. These are small buildings and are treated that way.
Carports
Aluminum carports, wood carports and concrete-roofed carports. Storm-bent aluminum carports are a common call after hurricane season.
Screen enclosures and more
Pool cages, screen rooms, gazebos, pergolas, workshops and old utility rooms. Many of them are bolted to the house or to a slab that also has to be dealt with.
Permits
Do you need a permit to tear down a shed or garage?
It depends on the city
Each building department sets its own approach. Some treat any structure removal as demolition and want a permit. Others don't require one for a small prefab shed with no utilities. A quick call to the building department settles it.
When you should expect one
If the structure has electric or plumbing, sits on a slab with footings, is attached to the house, or was permitted when it was built, plan on a demolition permit. The same goes for most detached garages and concrete-roofed carports.
Why it's worth doing right
A structure that was permitted stays on the city's and the property appraiser's records until a demolition permit is closed out. That can show up later as an open issue when you sell, refinance or apply for a permit to build something new.
The process
How a small structure comes down
Look up its history
Check whether the structure was permitted and how close it sits to the property line. The building department and the property appraiser's records usually show both.
Cut the power and water
If there's a circuit to the shed or garage, a licensed electrician disconnects it at the main panel and makes the wiring safe. Any water line or drain gets shut off and capped.
Check older materials
Older garages and sheds can have asbestos in cement siding, roof panels or floor tile, and old paint may contain lead. If the structure is old enough to have them, test before the crew starts.
Empty it out
Everything inside has to go first. Paint, chemicals, fuel and old batteries can't go in the demolition debris and have to be disposed of separately.
Take it down
Small sheds come apart by hand. Block garages and concrete carports usually need a small excavator or skid steer, with care around the house, fences and trees.
Slab, haul and grade
The slab and footings come out if they're in the scope, debris goes to a licensed facility, and the area is filled and graded. Then the permit gets its final inspection.
Before you tear it down
Things owners don't think of until later
You may lose the spot
An old garage or carport may sit closer to the property line than today's zoning allows. In many cities, once a structure like that is removed, anything new has to meet current setbacks. If you might want a garage back, talk to zoning first.
Attached garages are different
A garage that shares a wall or roof with the house is partial demolition of the house. The shared wall, the roof line and the opening left behind have to be planned, and you may need an engineer.
The slab is a separate question
Some quotes stop at the slab. If you want grass, a pool or a new structure there, make sure the slab and footings are included.
Neighbors and fences
Backyard structures are often right on the fence line. The crew needs access, and the fence and the neighbor's property have to be protected.
The price
What drives the cost of removing a shed, garage or carport
| Item | Factor | Why it matters |
|---|---|---|
| Size and materials | A small wood shed is quick. A block garage with a concrete roof takes machines and more hauling | |
| Slab and footings | Breaking out and hauling the concrete is often a large part of the job | |
| Access | A backyard with no gate wide enough for a machine means more hand work | |
| Utilities | An electrician to disconnect the power, and a plumber if there's water, add to the cost | |
| Asbestos or lead | Testing, and abatement if something is found, comes before demolition | |
| Attached to the house | Patching the wall and roof where the structure was attached is extra work | |
| Permit | Permit fees and inspections, when the city requires them |
Ask whether the slab, the utility disconnect, the permit and the final grading are each included. That's where small-job quotes differ the most.
Related
Keep reading
Common questions
Frequently asked questions
Do I need a permit to demolish a shed in Florida?
It depends on the city and the shed. Many South Florida building departments require a demolition permit when the shed has electric or plumbing, sits on a slab, or was permitted when it was built. A small prefab shed with no utilities may not need one. Call your building department before you start.
Do I need a permit to remove a detached garage?
Usually yes. A detached garage is a small building, often on a slab with footings and with power from the house, and most cities treat removing it as demolition.
Can I rebuild a garage in the same spot after I tear it down?
Not always. If the old garage sat closer to the property line than current zoning allows, a new one may have to meet today's setbacks. Talk to your city's zoning department before you remove it.
Is removing an attached garage the same as a detached one?
No. An attached garage is partial demolition of the house. The shared wall, the roof and the opening left behind have to be planned, and you may need an engineer and a permit for the repair.
Does an old shed or garage have asbestos?
It can, if it's old enough. Cement siding, roof panels and floor tile are common places to find it, and old paint may contain lead. Test before demolition if you're not sure.
Is the slab removed when a shed or garage is demolished?
Only if it's in the scope. Some quotes stop at the slab. If you want the area cleared for grass, a pool or something new, make sure the slab and footings are included.
This article is general information. Permit and zoning rules for small structures differ from city to city and change over time. Confirm with your building and zoning departments before removing any structure.