Clearing a lot to build again
Demolition Little Rock: Teardown and Rebuild Demolition in Little Rock
An old house taken down so a new one can go up: foundation out, utilities capped where the builder wants them, and a compacted, graded pad that is ready for the survey and the forms.
- Little Rock and 12 nearby towns
- Written price before work starts
- Permit and utility steps explained
- Houses, pools, garages and slabs
- Lots left level and swept
Demolition Little Rock arranges teardowns for owners, builders and investors who are replacing an older house rather than renovating it, mostly on infill lots in established Little Rock neighborhoods where the location is worth more than the house on it. A teardown done for a rebuild is finished differently from one done to leave a lawn, and planning that difference in from the start saves money on the new build.
Removing old footings and compacting the holes adds roughly $1,000 to $3,000 at demolition time; finding them when the new foundation is dug can cost the build $5,000 to $20,000 in redesign and delay.
Describe the building, its size and what it is made of, and hear a typical price range before anyone drives out.
Call (501) 222-3828Signs a rebuild beats a renovation
- Renovation bids climbing past half the cost of building new
- A layout or ceiling height you cannot fix without moving structure
- Foundation, framing and systems all due at once
- A lot worth more than the house standing on it
- Lenders who will finance new construction but not the renovation
Planning the teardown around the new house
- Builder first. The builder or architect says what must go and what can stay: trees, a driveway apron, a retaining wall.
- Survey. Property corners are located before machines move, so nothing is lost or damaged.
- Utilities. Water, sewer and gas are capped where the new house will connect, not just wherever is easiest.
- Foundation. Every footing and pier is removed from the new footprint, and the holes are compacted in lifts.
- Pad. The lot is left graded and compacted to the builder's rough elevation.
Trees, neighbors and infill lots
Infill lots in the Heights, Hillcrest and Leawood are tight, with mature oaks along the property lines and houses close on either side. Trees the owner wants to keep are fenced off at the drip line before work starts, because compacting their roots with a machine can kill them a year later. Dust is controlled with water spray, and the crew works within the City's construction hours.
Describe the building, its size and what it is made of, and hear a typical price range before anyone drives out.
Call (501) 222-3828Permits for the teardown and the rebuild
The demolition permit comes first and stands on its own: building permit application, sewer seal, City business license and surety bond from the contractor, and the historic review every Little Rock demolition gets. The new house needs its own building permit and plan review. Inside the MacArthur Park Historic District, both the demolition and the new design go to the Historic District Commission.
Describe the building, its size and what it is made of, and hear a typical price range before anyone drives out.
Call (501) 222-3828Older houses and what to check before the teardown
A 1950s to 1970s house can have asbestos in siding, floor tile, ceilings and pipe insulation, and the pre-1978 paint may contain lead. Testing early keeps the schedule honest, since anything that must be abated comes out before demolition. If you are still deciding between renovating and rebuilding, the guide to the signs a house should be torn down walks through it. Builders working in Benton and Bryant go through those cities' own permit offices instead.
Questions people ask
How much does a teardown cost before rebuilding in Little Rock?
Typically $7,500 to $15,000 for the demolition, with foundation removal and backfill added when the builder needs a clean pad.
What are the signs I should rebuild instead of renovate?
Renovation bids over half the cost of new, structure and systems all due at once, or a lot worth more than the house.
Should the old foundation be removed for a new house?
Almost always from the new footprint. Old footings in the way of new ones cause redesign and delay.
Can I keep the trees on the lot?
Yes. Trees to keep are fenced at the drip line before work starts so machines stay off their roots.
Do I need two permits?
Yes. One for the demolition and one for the new house, and in the MacArthur Park Historic District, commission approval for both.
How long between demolition and the new foundation?
The teardown is usually one to three days. The new foundation can follow as soon as the pad is compacted and the building permit is issued.
Have something that needs to come down?
A house, a garage, a pool or a slab. Call with the address and the size, and get a typical price range and the permit steps that apply to it.
Call (501) 222-3828