Hardly on the reconstruction of the house, but everyone advises to demolish.Who is right?

The Czech Republic is not inflatable and therefore free and quality land is declining.One option is to buy an old house and reconstruct it in your own image.Sometimes, however, its qualities are not compatible with the ideas of modern household needs and need to be adjusted so that it will not be much left.So when is it worthwhile to demolish it?

Technically the status of the family house and the price of the reconstruction

For the selected property, we understand that we want to make a new technical equipment of the building, ie electrical, heating, sewer, then roof, windows, floors, facades repair.But how to know if it will not be a discarded investment, because the object hides much more serious problems?And how much will these repairs cost?

If we carry out a detailed inspection of the property and count on the overall reconstruction of the building, we will quickly know the framework costs for all the work awaiting us.

"Buyers often need to know quickly what the reconstruction will cost and decide if it is worth buying the house," says Pavel Štáf, the main inspector of the company.

Even if you initially agree to the purchase price of the property, it is good to check all the risks that may occur during reconstruction."Before buying a family house, it is necessary to be careful that there is no surprise during the reconstruction, so the low purchase price does not actually become an expensive nightmare," adds Štáf.

Legislation and technical condition

From a legislative point of view, it is an important aspect of deciding whether to demolish or reconstruct the fact that at a given place will not allow you to newly for new legislation or dimensions of the land.In this case, it is necessary to maintain the existing construction, reconstruct it or possibly modify or expand.

An important factor in the technical point of view is the current statics of the building, but also the connection to secondary buildings, such as terraced houses.We assess the object from the grounds and basement walls.

Leave the final diagnosis to experts before buying, but if you are still choosing an object, it is good to know a few principles.

Older objects, of course, do not meet the technical and safety parameters of current laws and standards.If we want to build closed rooms in the basement, we often have to invest in anti -radon insulation.If we want to plaster the brick walls of the basement, which is poorly insulated against the water, they have no much sense or remediation plaster.

The fundamental question is the state of waterproofing the substructure and the state of foundations.Certain directions of the cracks in the walls in the above -ground part signal problems with the establishment of an object that will not fix even the stitching of masonry or bandage of plasters, and it is necessary to invest in expanding or deepening the foundations.

In many cases, conventional remediation of underground masonry requires access from the outdoor side.However, if it is a terraced house with a street line on the edge of the facade, we have to choose much more expensive methods from the inside.In addition, it cannot be properly insulated and we still have cold basement after hundreds of thousands of investments.

Bargling or not to fly?

If we do more extensive interventions in the statics of the building, the preservation of the building is not profitable.If you are planning an extension and the substructure (ie the foundations or underground walls) are in a desolate state and their remediation would be disproportionately expensive, again it is better to demolish the house.Another factor is time.

"As soon as we see different types of masonry, the pooled brick basement walls, it is faster to demolish the house and build a new one than to deal with time -consuming and expensive sanctions," says inspector Pavel Štáf.

It is also necessary to evaluate the level of craft processing of the building.When it was built by themselves and laymen, there is no point in relying on some durable solutions that can withstand further modifications.The building material once served what was just available and was built for years.Therefore, when the house contains various technologies and materials, we cannot be sure of a sophisticated solution that can withstand sensitive reconstruction.

"If it is a family house from the turn of the 19th and 20th centuries, we can usually assume generally greater robustness. In the folk creativity of the middle of the 20th century we should not expect the quality of processing," says Štáf.

Preparation of subbetoning the foundations

There is basically no problem with demolition work, except for ordinary houses.It is recommended to document the condition of neighboring buildings before demolishing the selected house.Take them from the inside.This will reduce the unauthorized claims of damage to neighbors who did not arise with construction work, but were there before your demolition work.

The terraced buildings must work quickly and carefully.It is not good to rely on the old foundations, in most cases they are very ripped off.For terraced houses, the foundation joint cannot be deepened or lifted, so we would endanger our or neighboring buildings with greater earth pressure.

Demolition process

In terms of demolition as such, it is necessary to remember to secure the construction.Several people have already killed without previous disassembly and demolition without prior protection and supporting structures in our country.

An example is the case of the Lord in the Karviná region, which was exchanged by the discontinued wall of the annex and injured the child.Or when the workers under the ground floor were demolished by the bearing wall of the apartment building, and it could not withstand the pressure of the floors.

The cracks on the building signal uneven seats of the parts of the building due to outbuilding or changes in the groundwater level.

How much does the demolition cost

The price of demolition depends, of course, on many factors.Whether the family house is free, the last in a row, or a terraced, how many floors it has, its roof, in which the slope is.

To give you an idea, we will take a two -storey terraced house with a gable roof with an enclosed space of 900 m³.One cubic will cost us approximately 400 CZK/m³, ie 360 thousand crowns.We have to add about 100 thousand crowns for debris.A total of 460 thousand crowns without VAT.So we can add this amount to the price of the land itself, which will remain.

The demolition of a detached house of the same cubic -like house would cost a total of 270 thousand crowns without VAT.

We then have a land for a new house.In fact, for work on new connections, foundations, horizontal sewer, as well as in the newly built family house.

It is necessary to take into account the various foundations of the surrounding family houses and prepare for certain complications of our intention.

Laws: When can we dismantle the house ourselves

If we are determined to demolish the family house or just demolish partially and interfere with the supporting structures, it is necessary to set up a building permit and we must guarantee that the building will be performed by an expert.

Only in special cases can we discuss the construction ourselves, the one that does not need a building permit to carry out the reconstruction.

If the building on the land is removed without direct replacement and is not more than 25 m², higher than 5 m, not basement or has no hygienic equipment and heating, there is no need to apply for a separate permit to remove the building.

When processing the project for building permits, we already have a drawing of demolition works as one of the projects of the new house and based on such a project we can demolish and build.