Demolition Contract (UK)
This Demolition Contract (the “Contract”) is entered into on [Contract Date] by and between:
[Employer Name], with address at [Employer Address], [Employer City], [Employer Postcode], England (email: [Employer Email]) (hereinafter referred to as the “Employer”); and
[Contractor Name], with address at [Contractor Address], [Contractor City], [Contractor Postcode], England (email: [Contractor Email]) (hereinafter referred to as the “Contractor”).
The Employer and the Contractor are collectively referred to as the “Parties” and individually as a “Party”.
BACKGROUND
A. The Employer has the right and authority to commission the demolition of the building or structure situated at [Building Address], [Building City], [Building Postcode], England and Wales (the “Building”).
B. The Contractor is a specialist demolition contractor with the necessary expertise, equipment, licences, and personnel to carry out the Works.
C. The Parties intend this Contract to comply with the requirements of the Housing Grants, Construction and Regeneration Act 1996 (HGCRA 1996, as amended), the Construction (Design and Management) Regulations 2015 (CDM 2015), the Control of Asbestos Regulations 2012, the Environmental Protection Act 1990, the Waste (England and Wales) Regulations 2011, and all other applicable laws and regulations.
NOW, THEREFORE, in consideration of the mutual obligations set out below and for good and valuable consideration, the Parties agree as follows:
1. THE BUILDING
1.1 The Building to be demolished is located at: [Building Address], [Building City], [Building Postcode], England and Wales.
1.2 The Building is described as: [Building Description]
1.3 The Employer warrants that it is the owner or is authorised by the owner to commission the demolition of the Building and that it has obtained or will obtain all necessary regulatory consents and planning permissions for the demolition prior to commencement of the Works.
2. SCOPE OF DEMOLITION WORKS
2.1 The Contractor shall carry out the following demolition and associated works (the “Works”) at the Building, in a safe and professional manner, in accordance with this Contract and all applicable laws and regulations, including CDM 2015, the Control of Asbestos Regulations 2012, and the Environmental Protection Act 1990:
[Demolition Scope]
2.2 The Contractor shall carry out the Works as Principal Contractor under CDM 2015 (where applicable) and shall comply with all duties of a Principal Contractor under those Regulations, including preparing and maintaining the Construction Phase Plan.
2.3 The Contractor shall ensure that no structures are left in a dangerous condition at any time during the Works and shall take all reasonable precautions to protect persons in and around the Site.
2.4 The Contractor shall take all reasonable steps to minimise nuisance to neighbouring properties from noise, dust, vibration, and other disturbance associated with the demolition. The Contractor shall comply with any noise and nuisance management plan agreed with the local authority.
3. PROGRAMME
3.1 The Contractor shall commence the Works on site on [Commencement Date].
3.2 The Contractor shall complete all Works, including site clearance and handover of the cleared site to the Employer, by [Completion Date] (the “Date for Completion”).
3.3 The Contractor shall submit a demolition programme to the Employer within 7 days of the date of this Contract and shall carry out the Works in accordance with that programme, subject to any agreed variations.
3.4 If completion is delayed by events beyond the Contractor’s reasonable control (including delay in obtaining regulatory consents, adverse ground conditions not apparent from pre-contract investigations, or Employer-caused delay), the Contractor shall be entitled to apply in writing for an extension of time. Any extension of the Date for Completion shall be agreed in writing by the Employer.
4. CONTRACT PRICE AND PAYMENT
4.1 In consideration of the Contractor carrying out and completing the Works, the Employer shall pay the Contractor the sum of £[Contract Price] ([Vat Status]) (the “Contract Price”).
4.2 The Contract Price shall be paid in accordance with the following payment schedule:
[Payment Structure]
4.3 Payment Notices (HGCRA 1996): The Employer shall issue a Payment Notice not later than [Payment Notice Days] days after each payment due date, specifying the sum the Employer considers due and the basis for that sum, pursuant to section 110A of the Housing Grants, Construction and Regeneration Act 1996.
4.4 The final date for payment shall be [Final Payment Days] days after the payment due date. If the Employer intends to pay less than the notified sum, the Employer shall issue a Pay Less Notice not later than 5 days before the final date for payment.
4.5 Late payment interest shall accrue on any overdue sum at the rate of 8% per annum above the Bank of England base rate under the Late Payment of Commercial Debts (Interest) Act 1998.
5. DEMOLITION ARISINGS AND SALVAGE
5.1 [Salvage Arrangement].
5.2 All demolition arisings must be disposed of lawfully at a licensed waste disposal facility. The Contractor shall maintain waste transfer notes for all demolition waste in accordance with the Environmental Protection Act 1990 and the Waste (England and Wales) Regulations 2011.
5.3 The Contractor’s Waste Carrier Licence number is: [Waste Carrier Licence]. The Contractor shall produce evidence of this licence to the Employer prior to commencing the Works.
6. ENVIRONMENTAL AND REGULATORY COMPLIANCE
6.1 The Contractor shall comply with all applicable environmental legislation, including the Environmental Protection Act 1990, the Waste (England and Wales) Regulations 2011, the Contaminated Land (England) Regulations 2006, and the Control of Pollution Act 1974.
6.2 The Contractor shall ensure that demolition works do not cause pollution of surface water, groundwater, or land, and shall take all reasonable precautions to prevent the generation of unnecessary dust, noise, and vibration.
6.3 The Contractor shall obtain and comply with all necessary licences, permits, and consents for the carrying out of the Works, including any environmental permits required by the Environment Agency.
6.4 The Contractor shall notify the Employer immediately if any unexpected contamination, ground conditions, or other environmental hazards are encountered during the Works.
7. HEALTH AND SAFETY
7.1 The Contractor shall comply with all applicable health and safety legislation, including the Health and Safety at Work etc. Act 1974, the Management of Health and Safety at Work Regulations 1999, the Work at Height Regulations 2005, the Control of Vibration at Work Regulations 2005, and CDM 2015.
7.2 The Contractor shall prepare and maintain a method statement and risk assessment for the demolition works, which shall be reviewed and updated throughout the project as the works progress.
7.3 The Contractor shall erect and maintain adequate hoarding, barriers, and other protective measures around the Site throughout the duration of the Works to prevent unauthorised access and to protect the public.
7.4 The Contractor shall immediately report to the Employer and to the Health and Safety Executive any notifiable accident, incident, or dangerous occurrence arising from the Works, in accordance with RIDDOR 2013.
8. INSURANCE
8.1 The Contractor shall, prior to commencing the Works and throughout the period of the Works, take out and maintain the following insurance with reputable insurers authorised by the Financial Conduct Authority (FCA):
- Public liability insurance: not less than £[Public Liability Amount] per occurrence arising from one cause, specifically extending to demolition works;
- Employer’s liability insurance: as required by the Employers’ Liability (Compulsory Insurance) Act 1969, minimum £5,000,000 per occurrence;
- Third party property damage insurance: adequate to cover the risk of damage to neighbouring properties and infrastructure arising from the demolition.
8.2 The Contractor shall produce evidence of all required insurance policies upon request by the Employer before commencement of the Works.
8.3 The Contractor shall indemnify and hold harmless the Employer from and against all claims, losses, liabilities, costs, and expenses arising out of or in connection with the Contractor’s performance of the Works, to the extent caused by the negligence, default, or breach of statutory duty of the Contractor, its employees, agents, or subcontractors.
9. DISPUTE RESOLUTION — ADJUDICATION
9.1 Either Party has the right to refer any dispute arising under or in connection with this Contract to adjudication at any time, pursuant to section 108 of the Housing Grants, Construction and Regeneration Act 1996.
9.2 The adjudicator shall be agreed between the Parties, or in default of agreement, nominated by [Adjudication Body].
9.3 The adjudicator’s decision shall be binding on the Parties and shall be complied with pending any final determination by litigation or agreement.
9.4 Any disputes not resolved by adjudication shall be determined by the courts of England and Wales.
10. TERMINATION
10.1 Either Party may terminate this Contract by written notice if the other Party: (a) becomes insolvent, enters administration, receivership, or liquidation (other than for a solvent reconstruction); (b) commits a material breach that is irremediable; or (c) commits a material breach that is capable of remedy but fails to remedy it within 14 days of a written notice requiring remedy.
10.2 The Employer may terminate for convenience on 14 days’ written notice, in which event the Contractor shall be entitled to payment for all Works properly completed to the date of termination, plus reasonable demobilisation and site make-safe costs.
10.3 On termination for any reason, the Contractor shall immediately make the Site safe (securing all structures, maintaining temporary protection, and securing asbestos containment) before leaving the Site. The cost of such make-safe works shall be borne by the defaulting party.
11. GENERAL PROVISIONS
11.1 Notices: All notices under this Contract shall be in writing and delivered by hand, first-class post, or email with read receipt to the addresses set out in this Contract.
11.2 Entire Agreement: This Contract constitutes the entire agreement between the Parties relating to the demolition works and supersedes all prior negotiations, representations, and agreements.
11.3 Severability: If any provision of this Contract is held invalid or unenforceable, the remaining provisions shall continue in full force and effect.
11.4 Third Party Rights: No third party shall have any right to enforce any provision of this Contract under the Contracts (Rights of Third Parties) Act 1999.
11.5 Governing Law and Jurisdiction: This Contract shall be governed by and construed in accordance with the law of England and Wales. Each Party submits to the exclusive jurisdiction of the courts of England and Wales.
IN WITNESS WHEREOF the Parties have executed this Demolition Contract as of the date first written above.
THE EMPLOYER
Full name: [Employer Name]
Address: [Employer Address], [Employer City], [Employer Postcode]
Email: [Employer Email]
THE CONTRACTOR
Full name: [Contractor Name]
Address: [Contractor Address], [Contractor City], [Contractor Postcode]
Email: [Contractor Email]
Employer
________________
Signature
Date: ________________
Contractor
________________
Signature
Date: ________________
What Is a Demolition Contract (UK)?
A Demolition Contract in the United Kingdom sets the scope of works, price, programme, and payment terms for the building or installation project, under the framework of the Construction and Regeneration Act 1996.
Demolition contracts in England and Wales are subject to a substantial body of legislation. The Housing Grants, Construction and Regeneration Act 1996 (HGCRA 1996) applies to demolition contracts and requires them to include compliant payment and adjudication provisions. The Construction (Design and Management) Regulations 2015 (CDM 2015) impose health and safety management obligations on all parties, including the employer, the demolition contractor as Principal Contractor, and any specialists engaged for asbestos removal or other works.
The Control of Asbestos Regulations 2012 impose specific and thorough obligations on anyone involved in demolition or refurbishment works where asbestos-containing materials may be present: a pre-demolition asbestos survey is legally required, and any removal of licensed asbestos must be carried out by an HSE-licensed contractor. The Environmental Protection Act 1990 and the Waste (England and Wales) Regulations 2011 regulate the disposal of demolition waste, and the demolition contractor must hold a registered waste carrier licence. Planning permission or prior approval for the demolition may also be required from the local planning authority under the Town and Country Planning Act 1990.
Our UK Demolition Contract template brings together all of these legal requirements in a single, accessible document that protects both the employer and the contractor throughout a demolition project.
The legal framework governing the Demolition Contract (UK) in United Kingdom draws on several key statutes and regulatory bodies. Under the Companies Act 2006, Companies House maintains the register of UK companies. Section 386 of the Companies Act 2006 sets accounting record obligations. The Competition and Markets Authority (CMA) enforces the Consumer Rights Act 2015. The Financial Conduct Authority (FCA) regulates financial services under the Financial Services and Markets Act 2000. The High Court of Justice has jurisdiction under the Senior Courts Act 1981. Parties executing a Demolition Contract (UK) in United Kingdom should confirm the document reflects current law, including any amendments enacted since the original drafting date. The Companies Act 2006 sets the foundational requirements.
When Do You Need a Demolition Contract (UK)?
A Demolition Contract should be used for any demolition project of substance in England and Wales: whether it is the total demolition of a commercial or industrial building, the partial demolition of a structure as part of a redevelopment, or the selective demolition of specific building elements.
A written demolition contract is particularly important because: demolition is inherently risky and disputes about the scope of the works, the protection of neighbouring structures, and the proper handling of hazardous materials are common; the legal framework is complex, with multiple overlapping statutory obligations under CDM 2015, the Control of Asbestos Regulations 2012, the Environmental Protection Act 1990, and the HGCRA 1996; the payment mechanism must comply with the HGCRA 1996, including the Payment Notice and Pay Less Notice regime; the contract must clearly allocate responsibility for obtaining planning permission, building control approvals, and utility disconnections; the contract must address the ownership and disposal of demolition arisings; and the insurance requirements for demolition are significant and must be clearly specified.
Without a written contract, both parties face considerable uncertainty. The employer may have no contractual remedy if the demolition is delayed, if asbestos is not properly managed, or if the site is not left in the agreed condition. The contractor may have difficulty recovering the full contract price if disputes arise about what was included in the scope of works.
Parties in United Kingdom should prepare a Demolition Contract (UK) proactively rather than waiting for a dispute to arise. Courts interpret agreements based on the written terms rather than oral representations. Under the Companies Act 2006, Companies House maintains the register of UK companies. Section 386 of the Companies Act 2006 sets accounting record obligations. The Competition and Markets Authority (CMA) enforces the Consumer Rights Act 2015. The Financial Conduct Authority (FCA) regulates financial services under the Financial Services and Markets Act 2000. The High Court of Justice has jurisdiction under the Senior Courts Act 1981. Where the transaction involves regulated activities, prior approval from the relevant authority may be required before execution.
What to Include in Your Demolition Contract (UK)
A well-drafted Demolition Contract for use in England and Wales must address several key provisions to protect both parties and confirm legal compliance.
The building description and scope of works clause is the most important substantive provision. It must clearly identify the building or structure to be demolished, describe the nature and extent of the demolition (total, partial, or selective), specify what is to be demolished and what is to be retained, and set out all associated works including utility disconnections, asbestos removal, waste disposal, and site clearance. Ambiguity in the scope of works is the most common cause of disputes in demolition contracts.
The asbestos management clause is legally mandatory where asbestos-containing materials are present. It must confirm that an asbestos survey has been carried out, identify the nature and location of any asbestos-containing materials, specify the licensed asbestos removal contractor (if required), and impose obligations on the contractor to manage and dispose of asbestos safely and in compliance with the Control of Asbestos Regulations 2012.
The environmental and waste management clause must specify the contractor's waste carrier licence details and impose obligations to dispose of all demolition waste at licensed waste facilities. The contract should also address the position on contaminated land or unexpected hazardous materials encountered during the works.
The payment provisions must comply with the HGCRA 1996, including stage payments tied to defined milestones, Payment Notice and Pay Less Notice mechanisms, and clear provisions for the final date for payment. Late payment interest under the Late Payment of Commercial Debts (Interest) Act 1998 should also be addressed.
The insurance clause must specify the minimum levels of public liability, employer's liability, and third party property damage insurance, recognising the enhanced risk profile of demolition compared with other construction activities. Cover of at least £10,000,000 per occurrence for public liability is typically appropriate for commercial demolition projects.
Additional compliance elements for a Demolition Contract (UK) used in United Kingdom include: Under the Companies Act 2006, Companies House maintains the register of UK companies. Section 386 of the Companies Act 2006 sets accounting record obligations. The Competition and Markets Authority (CMA) enforces the Consumer Rights Act 2015. The Financial Conduct Authority (FCA) regulates financial services under the Financial Services and Markets Act 2000. The High Court of Justice has jurisdiction under the Senior Courts Act 1981. Forms-legal.com provides this template as a starting point for United Kingdom-compliant documentation.
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Reference this free template in an article, syllabus, or research note:
Forms Legal. (2026). Demolition Contract (UK) (United Kingdom) [Legal document template]. Forms Legal. https://forms-legal.com/uk/business/construction/demolition-contract-uk
"Demolition Contract (UK) (United Kingdom)." Forms Legal, 2026, https://forms-legal.com/uk/business/construction/demolition-contract-uk.
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title = {Demolition Contract (UK) (United Kingdom)},
year = {2026},
howpublished = {\url{https://forms-legal.com/uk/business/construction/demolition-contract-uk}},
note = {Free legal document template. Based on Companies Act 2006}
}Also available for these jurisdictions:
Frequently Asked Questions
Before demolition works can begin in England, a number of regulatory consents and notifications may be required. Prior approval from the local planning authority (LPA) is required before demolishing most buildings under the Town and Country Planning (Demolition — Description of Buildings) Direction 2021 and the General Permitted Development Order 2015 (as amended). For listed buildings, listed building consent is required from the LPA before any demolition, even of internal structures. For buildings in conservation areas, notification to the LPA is required at least 28 days before demolition begins. Building Regulations requirements apply to demolition works under the Building Act 1984 and Building Regulations 2010: a Building Regulations application or a demolition notice must be submitted to the local authority before works begin, and the local authority may impose conditions on the manner in which demolition is carried out. A notification must be served on the Health and Safety Executive under Regulation 6 of CDM 2015 if the project will last longer than 30 working days with more than 20 workers simultaneously, or will involve more than 500 person-days of work. Utility disconnection consents from gas, electricity, water, and telecommunications providers are also required before works begin.
The Control of Asbestos Regulations 2012 (SI 2012/632) impose strict legal requirements on all parties involved in demolition and refurbishment works where asbestos-containing materials (ACMs) may be present. Before any demolition or refurbishment work begins, a Refurbishment and Demolition (R&D) asbestos survey must be carried out by a competent surveyor to identify all ACMs in the building. This is more intrusive than a standard management survey and requires physical access to all parts of the building, including voids and concealed areas. Where ACMs are identified, the law distinguishes between licensed and non-licensed asbestos work. Licensed work (involving high-risk fibrous ACMs such as sprayed coatings, lagging, and asbestos insulation board) must be carried out by a contractor licensed by the Health and Safety Executive (HSE), who must also notify the HSE in advance of the work. Non-licensed work (involving lower-risk materials such as asbestos cement) can be carried out by trained competent persons without an HSE licence, though the work must be done in accordance with the Regulations. All removed ACMs must be disposed of as hazardous waste at a licensed hazardous waste facility, in accordance with the Hazardous Waste (England and Wales) Regulations 2005. Failure to comply with the Control of Asbestos Regulations is a criminal offence.
Responsibility for obtaining planning permission and regulatory consents for demolition is typically placed on the employer (the property owner) rather than the demolition contractor, though the parties can agree otherwise in their contract. The employer, as the landowner or person with the authority to commission the demolition, is best placed to make the applications and is the party who will be legally responsible for ensuring that works are carried out with the benefit of the required consents. The demolition contractor, however, has its own obligations to carry out the works lawfully and to satisfy itself that the relevant consents are in place before commencing. A demolition contractor who proceeds without the benefit of planning permission may be committing a criminal offence and may be liable to enforcement action by the local planning authority. It is therefore important for the demolition contract to clearly allocate responsibility for obtaining consents, and for the contractor to request and retain copies of all relevant consents before starting work. The demolition contract should include a warranty from the employer that all necessary regulatory consents are in place (or will be in place) before works commence.
The Construction (Design and Management) Regulations 2015 (CDM 2015) apply to demolition projects in the same way as to construction projects. Under CDM 2015, the client (employer) has duties to: appoint a Principal Designer (where more than one contractor is involved) to coordinate health and safety during the pre-construction phase; appoint a Principal Contractor to coordinate health and safety during the construction phase (including the demolition works); confirm that a Construction Phase Plan is in place before works begin; and confirm that a Health and Safety File is prepared, updated, and handed to the next owner of the site on completion. The Principal Contractor (typically the demolition contractor) has specific duties under CDM 2015 to: plan, manage, monitor, and coordinate health and safety during the demolition phase; prepare and implement the Construction Phase Plan; confirm that all workers on site are appropriately inducted and that only authorised persons have access; coordinate the activities of contractors and subcontractors on site; and consult workers on health and safety matters. If the demolition project will last more than 30 working days with more than 20 workers working simultaneously, or will involve more than 500 person-days of construction work, the client must notify the HSE (an F10 Notification) before the construction phase begins.
Demolition is one of the highest-risk activities in the construction industry, and demolition contractors need detailed insurance coverage. Employer's liability insurance is compulsory under the Employers' Liability (Compulsory Insurance) Act 1969 for any contractor employing workers. The minimum statutory limit is £5,000,000 per occurrence, though most contractors carry £10,000,000. Public liability insurance is not statutorily required for demolition contractors but is commercially essential and universally required by contract. Given the inherent risks of demolition — including the risk of damage to neighbouring properties and structures, collapse of structures, dust and debris causing damage, and injury to members of the public — public liability limits for demolition are typically set higher than for other construction activities: £10,000,000 per occurrence is a common minimum for commercial demolition projects. Third party property damage insurance or a contractor's all risks (CAR) policy is also important for demolition works, given the risk of unintended damage to adjacent structures, underground services, and public infrastructure. Professional indemnity insurance may be required where the demolition contractor also provides pre-demolition design services (such as temporary works design). Contractors should confirm that their public liability and other policies specifically extend to demolition works, as some standard policies exclude or restrict demolition activities.
Demolition waste management in England is regulated by a number of overlapping legal frameworks. Under the Environmental Protection Act 1990 and the Waste (England and Wales) Regulations 2011, all demolition waste is subject to the waste hierarchy (reduce, reuse, recycle, recover, dispose), and waste must be managed and disposed of lawfully. Anyone who transports demolition waste in the course of a business must be a registered waste carrier, registered with the Environment Agency under the Control of Pollution (Amendment) Act 1989. The registration certificate (waste carrier licence) must be produced on request and should be retained by both parties to the demolition contract as evidence of lawful disposal. Demolition contractors must prepare and retain waste transfer notes for every transfer of waste from the site. If hazardous waste (including asbestos, contaminated soils, or chemical waste) is being removed, it must be consigned on a hazardous waste consignment note and taken to a licensed hazardous waste facility. The Contaminated Land (England) Regulations 2006 impose additional obligations where contaminated soils or groundwater are encountered during demolition. The Site Waste Management Plans Regulations 2008 (now revoked but still relevant as best practice) required waste management plans for demolition projects over £300,000. It is best practice to identify, measure, and record the destination of all waste streams from the demolition site as part of responsible site management.
This template is provided for informational purposes only and does not constitute legal advice. Laws vary by jurisdiction and change over time. Consult a qualified attorney for advice specific to your situation.Full disclaimer
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