Things behind the walls
Older buildings may contain outdated wiring, undersized panels, failed plumbing, uneven slabs or materials that need special handling. These are seldom visible until demolition starts.
Exploratory openings and a review of existing drawings help, though some surprises remain.
Code upgrades triggered by the work
Changing the use or doing major work can require upgrades to fire separations, exits, accessibility or ventilation. These requirements can add cost that was not in the original plan.
Reviewing code with the design team at the start is the best protection.
Service capacity
New equipment can exceed the building's electrical capacity or water supply. Upgrades may involve the utility or landlord and take time as well as money.
Our Master Electrician and mechanical crew check existing capacity early, so the question is answered before design is complete.
Occupied buildings, after-hours work, restricted access and winter weather all add cost. So do hoarding, dust control and protection of finished areas.
Ask your contractor to list these items explicitly in the estimate.
How to manage it
Keep a realistic contingency, schedule early investigation and make decisions quickly when something is found. A single team that handles demolition, electrical, mechanical and finishing can respond and re-plan faster.
Spending a little on investigation usually saves much more later. These steps are a good place to start for any older space.
- Review any existing drawings and permits.
- Open a few ceilings and walls for inspection.
- Have the electrical panels and mechanical units reviewed.
- Check for materials that need special handling before demolition.
Why a single team responds faster
When a problem appears, speed matters. Our electricians, plumbers, HVAC technicians and drywall crews work for the same company, so we can look at the issue together, agree on a fix and update the schedule the same day.
Fewer outside parties also means fewer disputes over who is responsible, which keeps the work moving.
Questions we hear
Can all surprises be avoided?
No. In an older building some conditions only show once finishes come off. Early investigation and a sensible contingency reduce the risk.