[MassHistPres] Demolitions

[Sullivan, Charles M.]

When we drafted Cambridge’s demo delay ordinance in 1978, we discovered that there was no accepted definition of demolition in law or in practice. We consulted several authorities, including Webster’s Collegiate, and came up with this: “‘Demolition’ means the act of pulling down, destroying, removing or razing a building or commencing the work of total or substantial destruction with the intent of completing the same.”

This was pretty effective in most circumstances but generated an ongoing discussion with successive building commissioners over the meaning of the term “substantial destruction” (there’s never been a debate about the meaning of “total destruction”). Building commissioners have concerns about public safety and the orderly conduct of building operations, among other things, that affect their operative definition of what requires a demolition permit. There’s a lot of building activity in Cambridge, and the CHC has always relied on Inspectional Services to flag demolition permit applications. While alterations can constitute a loss of character that some might consider demolition, CHC’s practice has evolved to be tolerant of most such activities.
CHC staff meets regularly with Cambridge ISD to discuss operative definitions of demolition. The current ISD definition includes several permitting triggers that reflect the relatively recent construction industry preference for gut rehabs rather than preservation of original fabric:

  *   Total destruction.
  *   Relocating a building, or
  *   removing 50% or more of the area of the exterior walls or roof (framing), or
  *   removing a roof (including but not limited to raising the overall height of a roof, rebuilding roof to a different pitch, or adding additional stories to a building), or
  *   removing 50% or more of floor framing, or
  *   removing 50% or more of the foundation, or
  *   removing 25% or more of the volume above grade of a building.
Preservation goals and community character vary so much across our 292 towns and 59 cities that it’s difficult to imagine a single satisfactory definition. I think the choice might be to maintain the constructive ambiguity of “substantial destruction” or eliminate the category completely.
Charles Sullivan
___________________________
Charles Sullivan, Executive Director
Cambridge Historical Commission
831 Massachusetts Avenue
Cambridge, Mass.  02139
617 349-4684


From: MassHistPres <masshistpres-bounces at cs.umb.edu> On Behalf Of jakerox--- via MassHistPres
Sent: Friday, April 10, 2026 8:19 AM
To: Chris Skelly <ccskelly12 at gmail.com>
Cc: MHC MHC listserve <masshistpres at cs.umb.edu>
Subject: Re: [MassHistPres] Demolitions

Yes that's why I'm asking.  I was under the impression that it was a statewide statute.  Thanks for your quick reply.


Mark Ferencik

jakerox at comcast.net<mailto:jakerox at comcast.net>

________________________________
From: Chris Skelly <ccskelly12 at gmail.com<mailto:ccskelly12 at gmail.com>>
Sent: Thursday, April 9, 2026 7:49 PM
To: jakerox at comcast.net<mailto:jakerox at comcast.net> <jakerox at comcast.net<mailto:jakerox at comcast.net>>
Cc: MHC MHC listserve <masshistpres at cs.umb.edu<mailto:masshistpres at cs.umb.edu>>
Subject: Re: [MassHistPres] Demolitions

Mark, is your question related to your demolition delay bylaw?  If so, then it really depends on how your bylaw has defined what constitutes a demolition.  This varies greatly across the state depending on the wording of the bylaw.  Chris.
Chris Skelly
Skelly Preservation Services
Community Planning and Preservation
www.skellypreservationservices.com<https://urldefense.com/v3/__http:/www.skellypreservationservices.com/__;!!GolgDdAAPFHvrrz0!f4HwGtm-CrqNc56yx1SWAG5KEVLMvT3w_hbwBXUOWX2MJWbiXANpm2JgFqDSPep8GgIsxUX6nV1s8Secv95SpvULEwuZLUo8$>
ccskelly12 at gmail.com<mailto:ccskelly12 at gmail.com>
Community planning with the past, present, and future in mind
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On Thu, Apr 9, 2026 at 1:09 PM jakerox--- via MassHistPres <masshistpres at cs.umb.edu<mailto:masshistpres at cs.umb.edu>> wrote:
Hello all, I remember a presentation a while back that stated changing a roofline constitutes a demolition.  I have been unable to find the Massachusetts General Law that supports this.  Does anyone know the specific MGL number that states this?

Thank you


Mark Ferencik                                                                                                        Foxborough  Historical Commission

jakerox at comcast.net<mailto:jakerox at comcast.net>

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