After showcasing American culture for more than 50 years, the Kennedy Center for the Performing Arts was recently shuttered for renovations. However, now the presidential administration is floating the idea of demolishing it instead. Some see this as a case study in just how expensive and involved a major building overhaul can get. And this sort of dilemma isn’t confined to large-scale projects — it’s one that many homeowners have to wade through as well.
“I sit with homeowners regularly who’ve already gotten two or three contractor opinions and still don’t know whether to fix what they have or start over,” says contractor Dylan Milroy. “That uncertainty is expensive.”
Ahead, structural engineers and contractors explain how professionals — and homeowners — decide when to repair buildings, large and small, and when it’s time to demolish.
The Scope of Kennedy Center Renovations
The full list of planned renovations hasn’t been publicly disclosed, but President Trump has stated his intent for a “complete rebuilding.” An internal email obtained by NPR listed tasks including upgrades to HVAC, safety and electrical systems, new seating and carpeting, “strategic painting,” reflooring the Concert Hall stage and other cosmetic changes. The renovations are expected to last two years, and so far congress has allocated $257 million for the job.
Repair or Demolish: How Experts Decide
Whether a building is worth renovating or tearing down and starting from scratch largely depends on the condition of the foundation and structural framing, as well as whether major systems can be brought up to code.
And it’s not always an all-or-nothing decision, says architectural engineer Andy Gibbs. “Unless you are buying a $2 million Malibu ‘teardown’ to build a $5 million house overlooking the ocean, rebuilding only the failed or obsolete portions usually makes more financial sense than demolishing everything,” he says.
One benchmark that contractors sometimes use is the “50% rule,” where demolition is the most rational path if the cost to repair a structure exceeds 50% of its replacement value.
“Professionals don’t guess when it comes to repair versus demolish decisions,” says contractor Kameron Khan. “That number gives you a clear line in the sand, and it applies whether you’re looking at a family home or a building the size of the Kennedy Center.”
Warning Signs It May Be Time to Demolish
A building may be too far gone to justify repairs if you have:
- deep or widespread foundation cracks,
- heaving or shifting soil around the foundation (signs of sinking or shifting),
- sagging rooflines or floors,
- floors that slope more than 1 inch per 8 feet,
- rotting load-bearing timbers,
- widespread mold,
- large-scale plumbing corrosion,
- severe or persistent water damage, and
- major recurring repairs.
“Those are not maintenance issues,” says Khan. “Those are the building telling you it’s losing the fight. That’s exactly the kind of compounding deterioration that triggers the 50% conversation at a professional level.”
Another major consideration is whether the building will need to be brought up to code. Many jurisdictions require homes undergoing renovations to meet current International Building Code (IBC) standards. That can include dozens of mandatory and cost-prohibitive retrofits, from higher insulation ratings to ADA compliance and even seismic retrofitting.
“When a building’s major systems are so outdated that updates trigger a cascade of mandatory code overhauls, you end up throwing good money after bad,” says general contractor Mikko Pasanen.
When Repairs Still Make Sense
If the foundation, load-bearing walls and roof framing are still sound — aka the building’s bones — then it’s often worth the effort to undertake renovations, including cosmetic work, new windows and doors and fixes to systems like plumbing, electrical and HVAC.
And if the building is historic, as in the case of the Kennedy Center, the 50% rule is often bent in favor of preservation. “Historic buildings possess the unique qualities of excellent craftsmanship and rich history,” says home renovator Herman Hartanto. “Even though costly to repair, it is worth it to preserve the character of a structure that cannot be replicated.”
How Does This Apply at Home Scale?
In general, single-family houses fall under the same rules as larger buildings: as long as the bones are strong, then they’re often worth saving. A structural engineer can help you assess this.
But even if the bones are in good shape, a detailed budget is still key for deciding whether to renovate or demolish. This is especially true in older homes, where walls and ceilings need to be removed to replace aging systems. In these cases, Gibbs says, “Gutting to the studs can be the smartest form of renovation because it exposes hidden problems and lets every trade work faster and correctly.”
The Takeaway
When deciding whether it’s best to renovate or demolish a home and start fresh, it usually comes down to whether the foundation and structural supports are in decent condition.
“Age alone does not condemn a structure,” says Gibbs. “A 100-year-old building with a sound foundation and dry, well-built framing may be a better repair candidate than a 30-year-old building with widespread water intrusion and structural deterioration.”
About the Experts
- Andy Gibbs is an architectural engineer, builder, inventor and remodeler with more than 50 years of hands-on design and construction experience. He is president of RemodX.com and author of Rebo’s Remodeling Rules: Remodel with Confidence & Authority.
- Dylan Milroy is a licensed contractor with experience in residential and commercial construction, and co-owner of Better Basements & Waterproofing in Oregon City, Oregon.
- Mikko Pasanen is a general contractor who works on residential, commercial and government projects through his company, Miko LLC, based in Phoenix, AZ.
- Herman Hartanto is founder of Tampa Fast Home Buyer, a company that fixes homes to resell, sometimes even when they have structural damage. https://tampafasthomebuyer.com
- Kameron Khan works onsite with homeowners to asses what’s worth saving and what’s past the point of no return, and is founder and managing director of SilverWater Plumbing.
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