Hidden demolition: getting the clear parameters of a strip-out job in writing is critical.

It's not the count down to the dusty demise of a multi-story office building by implosion.

It's not the ear busting noise from the engine roar of excavators and concrete breaking hammers.

It won't require the re-direction of downtown traffic patterns.

It's not a line of dump trucks creating a traffic jam blocking access to a parking garage.

It's hidden demolition and it takes place behind the walls of high-rise buildings, hospitals, housing complex, universities, prisons, hotels, shopping malls and industrial complexes.

OUT OF SITE

Hidden demolition may be taking place in the 50-story skyscraper that houses a 40,000-square-foot former law office on the 25th floor, in the outdated operating suites of your local hospital one floor above the ICU and at the one-automobile-per-minute, 350,000-square-foot assembly line that needs to be completely rebuilt for next year's model in 20 days.

Most of this hidden demolition takes place out of sight and out of mind of most people. This form of demolition, known as "the strip out," is where nonstructural components and equipment are removed, allowing for existing floor space to be reused without demolishing and re-building the entire structure. Strip outs allow owners and building managers the option of re-configuring floor space and satisfying new tenants or production needs.

By using roll-off containers vs. dump trucks, 5,000-pound skid-steer loaders vs. 100,000-pound track excavators and labor work forces vs. wrecking balls and cranes, the demolition and recycling of reuseable floor space saves property owners millions of dollars annually on total demolition and new construction.

A significant number of today's major demolition companies had their humble beginnings in strip-out work. Strip-out work does not require the large capital investments for excavators, cranes, dump trucks, hydraulic shears, demolition hammers and highly skilled heavy equipment operators required to perform total structural demolition.

The simple first-floor, 3,000-square-foot strip out can easily be completed with a rented roll-off container, skid-steer loader, basic hand tools, push broom(s), wheelbarrow(s), temporary lights and six-to-eight hard-working laborers.

BEYOND TOOLS

The simplest and most complicated strip-out demolition projects share many common characteristics which must be addressed prior to accepting and signing any contract. A full list of these obligations can be found in the sidebar on page 39.

To achieve a successful strip-out project, all of these contractual concerns must be resolved, between the owner or owners' representative and the demolition contractor in writing and should signed prior to mobilizing to the job site.

COMMON GROUND

The common characteristics shared on all strip-out demolition projects that you should address in writing include who is responsible for:

* Temporary utilities--Including electric, sprinkler systems, heating, water, cooling equipment and air handling;

* Utility and service lines--Including marking, identification, disconnects, capping and re-locating;

* Temporary Fixtures--Including dust partitions, access doors, lighting (including that in a structure's stairwells), shoring, fencing, barricades and security;

* Surface conditions to remain--Including wall covering (and paste), floor covering (and mastics) and window coverings (drapes and blinds);

* Layout Work-Including new floor and wall penetrations;

* Protection of owner's property--Including moving and protecting owner's furniture (desks, etc), salvage and storage of owner's property for reuse (doors, light fixtures, cabinetry, window coveryings, etc.) and protecting elevators floors and walls in common areas and stairwells;

* Logistics--Including access to loading area, operation and maintenance of elevators and working parking;

* Insurance--Including comprehensive general liability, workmen's compensation and automobile liability;

* Limits--Including working hours, noise control and utility removal (also limits of removal, conduits, water lines, etc);

* Environmental--Including asbestos abatement (floor tile, fire proofing), light bulbs, mercury switches, thermostats, lamps, PCB light ballast, CFCs and Halon; and

* Schedule--Including questions like:

* Will you have exclusive access to the work area?

* Will other contractors be working in same area?

* Are there liquidated damages (hour, day)?

* Define "substantially complete"

* Define "final completion."