Garage & Shed Removal in Seattle, WA

Garage and shed removal is one of the most common demolition jobs in Seattle's older neighborhoods. Many early houses came with a single-car detached garage at the back of the lot, often off an alley, sized for cars of a century ago and now leaning, rotting at the sills or simply too small to use. Backyard sheds age the same way in a wet climate. Wikipedia's figures for Seattle show about 39 inches of rain a year spread over roughly 156 days with measurable precipitation, which is hard on wood sitting close to the ground. Owners also clear these structures to make room for a backyard cottage, a new garage or simply more yard.

Does it need a permit?

SDCI exempts a one-story accessory structure with less than 120 square feet of roof area that sits on pier blocks or a slab on grade. Most small garden sheds fall there. Larger structures, including most detached garages, need a demolition permit, unless the garage is accessory to a single-family house or duplex and is being removed as part of a larger project, in which case the removal may fall under that project's construction permit. The Puget Sound Clean Air Agency's survey and notice requirements also apply to any structure with more than 120 square feet of roof area, so a full-size garage needs the asbestos survey and the 10-day wait even when the job is small.

What we check before taking it down

• Power. Many old garages have a buried or overhead feed from the house. It is disconnected and made safe before demolition.
• Shared walls and fences. Alley garages sometimes sit right on the property line or touch a neighbor's fence.
• Trees. Big trees often grow close to old outbuildings, and Seattle's tree code protects them during work.
• Roofing and siding. Older roofing, siding and cement-board panels are sampled in the asbestos survey.
• What is inside. Paint, oil, chemicals and stored junk have to be cleared or disposed of separately.

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The slab and the alley

Once the walls and roof are down, the slab is a separate decision. If a new garage or ADU will sit on the same spot, the builder may want it out regardless, because old garage slabs are often thin and cracked. If the space is becoming lawn, the slab comes out and the area is filled with soil. Fixr's garage guide notes slab removal can add up to $1,500. Alley access is a plus: a small excavator and a truck can often work straight from the alley without crossing the yard.

Making room for a backyard cottage

When the garage is coming down for an ADU or a new garage, the timing matters. If the removal is part of the new project's permit, the garage usually comes down once that permit is issued. We work with your builder's schedule so the lot is cleared, graded and ready when they need it.