SOA OS23 Demolition Certification: Requirements, Process, and Benefits

Introduction

Construction is more than just building something new. It also involves demolishing old structures dismantling industrial plants and preparing sites for future projects. In Italy, this type of work is recognized under a special category of certification known as SOA OS23.

SOA OS23 certification is closely related to demolition operations, such as controlled demolition, explosive dismantling, structural cutting, and even waste recycling once the demolition has taken place. Although it is not always strictly required, it is increasingly worth having for building businesses looking to expand, particularly on public tenders or schemes associated with government incentives like the Ecobonus or Superbonus 110%.

What is SOA Certification?

Before we focus on OS23 let’s first understand what SOA certification is in general.

Definition

SOA certification (SOA Attestazione) is an official document that proves a company has the technical skills, financial strength, and organizational ability to carry out public works in Italy.

It is a mandatory requirement for companies that want to take part in public works contracts worth more than €150,000.

Who issues SOA certifications?

• SOA certifications are not issued by the government directly.
  
• They are issued by private certification bodies (SOA entities) that are authorized by ANAC (National Anti-Corruption Authority).
  
• These bodies carefully check financial documents, past work experience, equipment, and staff qualifications before granting the certification.
  

Why SOA certification is important

• It helps ensure that only qualified, trustworthy firms can bid on public projects.
  
• It establishes an equitable and transparent process for awarding contracts.
  
• It protects both the public sector and citizens, ensuring that works are performed safely, efficiently, and according to law.
  

Categories of SOA certifications

SOA certifications are divided into 52 categories, grouped as follows:

• OG categories (13 total): General works, like roads, bridges, buildings.
  
• OS categories (39 total): Specialized works, like demolitions, electrical systems, and structural reinforcements.
  

Each certification also has a ranking that determines the maximum value of works a company can participate in. (We will explain this in detail later.)

In short: SOA is your company’s passport to public works in Italy.

What is SOA OS23?

Now that we know what SOA is, let’s zoom in on OS23.

Meaning of OS23

• OS23 refers to the category of demolition works (in Italian: demolizione di opere).
  
• It covers both civil buildings and industrial structures, including dismantling plants, demolishing reinforced concrete, and waste management after demolition.
  

Scope of OS23 certification

According to Italian regulations, OS23 includes:

• Dismantling industrial plants.
  
• Complete demolition of buildings using special equipment or explosives.
  
• Cutting reinforced concrete structures.
  
• General demolition works.
  
• Collection, sorting, and recycling of waste material.
  

Is OS23 mandatory?

• No, OS23 certification is not mandatory like some other categories.
  
• However, it is highly valuable for companies that want to work on demolition-related public projects.
  
• Increasingly, public tenders require OS23 to ensure companies have proper safety expertise.
  

Why OS23 is becoming more valuable

• Growing demand for demolition in renovation projects.
  
• Construction bonuses usually call for total demolition prior to rebuilding.
  
• Growing significance of sustainability and recycling.
  
• Government may make OS23 mandatory in the future for accessing incentives.
  

In short: OS23 is not just about tearing things down it’s about doing it safely, efficiently, and sustainably.

Types of Demolition Covered under OS23

Demolition is not a blanket process. Based on the structure, climate, and safety needs, various methods are employed. OS23 encompasses all significant demolition methods, which may be grouped into uncontrolled and controlled.

Uncontrolled demolition techniques

These are traditional methods where the structure is demolished using force, often without precise control.

• Explosive demolition
  
  • Involves carefully placing explosives inside structures.
    
  • Applied for big buildings, chimneys, or factories.
    
  • Need advanced expertise in explosives and structural statics.
    
• Pushing or dragging
  
  • Using heavy machines like excavators to push walls or drag parts of structures.
    
  • Often used in civil buildings and industrial sheds.
    
• Percussion demolition
  
  • Uses pneumatic hammers to break down concrete or stone.
    
  • Suitable for smaller-scale demolition or breaking specific structural parts.
    

Controlled demolition techniques

Controlled demolition methods are modern, precise, and safer, especially in urban areas.

• Hydrodemolition
  
  • Uses high-pressure water jets to cut and weaken concrete.
    
  • Reduces dust and vibration, making it safer in sensitive areas.
    
• Thermal lance cutting
  
  • Uses a special tool that reaches very high temperatures to cut through steel or reinforced concrete.
    
• Abrasion cutting (diamond saws)
  
  • Uses diamond disc saws to cut through concrete with high precision.
    
  • Common in partial demolitions or modifications.
    

Industrial dismantling and structural removal

OS23 also includes:

• Dismantling industrial plants (factories, refineries, power plants).
  
• Removing reinforced concrete structures in bridges, viaducts, or tunnels.
  
• Handling hazardous demolitions, where safety standards are even stricter.
  

Together, these techniques show how OS23 is not just about destruction it’s a specialized engineering field that requires expertise, precision, and safety.

Demolition and Construction Bonuses: The Connection

One of the main reasons OS23 certification is becoming more important is its link with construction tax incentives.

In recent years, Italy has introduced several bonuses to encourage energy efficiency, seismic safety, and urban renewal. Some of the most important ones are:

• Ecobonus (energy requalification).
  
• Superbonus 110% (energy + seismic improvements).
  
• Sismabonus (earthquake resistance).
  
• Facade Bonus (building facades).
  

Why demolition is often necessary

• Many old buildings are structurally weak.
  
• Energy upgrades are often impossible without rebuilding from scratch.
  
• Seismic improvements sometimes require total demolition and reconstruction.
  

This means that demolition is the first step in many bonus-funded projects.

Impact on OS23 certification

• Companies with OS23 certification are in high demand.
  
• Orders for demolition-related works have increased significantly.

• OS23 could even become mandatory to access bonuses, as authorities fight fraud and scams in the incentive system.
  

In short: No demolition = no bonus. No OS23 = no demolition contract.

Why SOA OS23 Matters in Public Tenders

Public works are among the largest revenues for Italian construction companies. Roads, bridges, schools, hospitals, and residential projects are subsidized by the state and tendered out to the public.

Companies typically need SOA certification to compete in the tenders. Although OS23 is not always mandatory, it is playing a growing role in demolition-related work.

The role of SOA in public tenders

• SOA certification is a filter: only qualified companies can bid.
  
• It promotes equal competition by verifying financial, technical, and safety qualifications.
  
• It ensures that public funds are invested in good contractors.

Why OS23 matters specifically

1. Demolition is the first part of most big public works.
   Example: A school needs to be rebuilt to withstand earthquakes. It needs to be demolished first before it can be constructe
   
2. Demolition requires expertise. Mistakes can risk lives and damage neighboring structures. OS23 certification proves expertise.
   
3. Government preference. Even if OS23 is not legally required for a tender, many contracting authorities favor companies that have it.
   

Competitive advantage

Companies with OS23 certification:

• Appear more professional and credible.
  
• Win contracts more easily.
  
• Are prepared for possible future legal changes that may make OS23 compulsory.
  

In short: OS23 is not just about qualification it’s about standing out in a competitive market.

Categories and Rankings in SOA Certifications

SOA certifications are organized in categories (types of work) and rankings (financial limits). Understanding these is key to knowing how OS23 fits into the system.

Categories

• OG categories = General works (e.g., buildings, roads, bridges).
  
• OS categories = Specialized works (e.g., demolitions, plumbing, structural reinforcements).
  
• Total = 52 categories (13 OG + 39 OS).
  

OS23 falls under the specialized category for demolition of works.

Rankings

Each SOA certification comes with a class (ranking). This defines the maximum contract value you can bid for. Rankings are numbered in Roman numerals (I, II, III … VIII).

Example:

• Class I → contracts up to €258,000.
  
• Class III → contracts up to €1,033,000.
  
• Class V → contracts up to €5,165,000.
  
• Class VIII → unlimited value.
  

Each ranking allows participation in tenders up to 20% higher than the maximum amount.

Example calculation:

• If your company has OS23 Class III (€1,033,000), you can bid for contracts up to €1,239,600 (€1,033,000 + 20%).
  

Why this matters

• A company may hold multiple SOA certifications (e.g., OS23 + OG1 + OS21).
  
• The ranking size depends on turnover, staff, and equipment (we’ll explain in section 8).
  
• Higher rankings = access to larger contracts.
  

OS23 certification is flexible—you can get it at a lower ranking to start with, then upgrade as your company grows.

Requirements for Obtaining SOA OS23

To get OS23 certification, companies must prove they meet three types of requirements:

1. General requirements
   
2. Economic capacity
   
3. Technical ability
   

Let’s break these down.

General Requirements

These are legal and administrative checks:

• Compliance with anti-mafia laws (owners, directors, and partners must have a clean record).
  
• No serious violations in business activities.
  
• Correspondence with social security contributions (INPS/INAIL).
  
• No bankruptcies or major financial crimes.
  

Basically, your company must be legally clean and reliable.

Economic Requirements

This is about financial strength. The SOA body will check:

• Turnover (your annual revenue).
  
• Personnel costs (must equal at least 15% of turnover).
  
• Equipment costs (must equal at least 2% of turnover).
  

Example with containers analogy (simple way to understand):

• Your company turnover = €5,000,000 → capacity = 5 liters.
  
• Personnel costs = €450,000 (requirement is 15% of turnover = €750,000). Actual capacity = 3 liters.
  
• Equipment costs = €40,000 (requirement is 2% of turnover = €100,000). Actual capacity = 2 liters.
  

The smallest container (2 liters = €2,000,000) sets your maximum certification limit.

This means:

• You could get Class III bis (€1.5M limit).
  
• You cannot reach Class IV (€2.58M limit).
  

Technical Requirements

This checks whether you have real experience in demolition works.

• Must show works completed in last 15 years.
  
• Must cover 90% of the value of the requested ranking.
  
• Must include flagship projects:
  
  • 1 project worth 40% of ranking, OR
    
  • 2 projects worth 55%, OR
    
  • 3 projects worth 65%.
    

Example:

If you want OS23 Class IV (€2.58M):

• You must show demolition works worth at least €2.32M (90%).
  
• Among these:
  
  • One job worth €1.03M, OR
    
  • Two jobs worth €1.42M, OR
    
  • Three jobs worth €1.67M.
    

Technical Director requirement

• Every company must have a Technical Director (Direttore Tecnico).
  
• They need to be engineer, architect, surveyor, or have 5+ years’ experience.
  
• They may be employee, partner, or freelance consultant.

In short: OS23 certification involves the evidence of previous work, financial standing, and an experienced team.

Process of Getting SOA OS23 Certification

Now that you have the requirements, let’s see the step-by-step process.

Step 1: Identify your category and ranking

• Determine whether you need OS23 by itself or combined with other categories (e.g., OG1 + OS23).
  
• Decide which ranking (I–VIII) fits your company’s financial and technical limits.
  

Step 2: Collect documents

You’ll need to prepare:

• Financial statements (up to last 15 years).
  
• Payroll and personnel records.
  
• Equipment ownership/lease documents.
  
• Proof of past works (contracts, invoices, completion certificates).
  
• Legal documents (chamber of commerce, anti-mafia declarations, etc.).
  

Step 3: Submit application to SOA body

• Choose an authorized SOA certification body.
  
• Submit your documents for review.
  

Step 4: Verification

• SOA body checks documents.
  
• May request additional proof.
  
• On-site inspections may occur (to verify equipment and staff).
  

Step 5: Issuance of certification

• If successful, you get your SOA OS23 certificate.
  
• Valid for 5 years (with a mid-term review at 3 years).
  

The process is bureaucratic and complex, which is why many companies hire consultants to help prepare the documentation.

Specialized Techniques and Safety in OS23

Demolition is one of the most dangerous activities in construction. That’s why OS23 certification strongly emphasizes safety and specialization.

Safety requirements

• Workers must be trained in statics (understanding how structures collapse).
  
• Strict handling of explosives with government permits.
  
• Compliance with workplace safety laws (D.Lgs. 81/2008 in Italy).
  
• Protection of nearby people and buildings.
  

Environmental responsibility

• Demolition produces huge amounts of waste.
  
• OS23 includes waste management and recycling.
  
• Materials like concrete, steel, and wood must be separated and reused where possible.
  

Sustainable demolition

• Focus on green demolition techniques (hydrodemolition, selective dismantling).
  
• Reducing dust, noise, and carbon emissions.
  
• Increasing demand from both government projects and private clients.
  

In short: OS23 certification is not just about breaking walls—it’s about doing it safely, cleanly, and responsibly.

Common Challenges in Obtaining SOA OS23

While SOA OS23 certification is extremely valuable, many companies face obstacles during the process. Let’s look at the most frequent challenges.

Financial Limitations

• Many small and medium-sized companies don’t meet the required turnover, staff costs, or equipment levels.
  
• Example: A company may have €2M in revenue but not enough investment in staff or machinery, which blocks higher rankings.
  
• Solution: Start with a lower class (Class I or II) and upgrade over time.
  

Documentation Problems

• Companies often struggle to provide proper proof of past works.
  
• Missing contracts, lost invoices, or incomplete completion certificates are common.
  
• Solution: Keep well-organized project archives, ideally in digital form.
  

Technical Director Issues

• Many small firms lack a qualified Technical Director (Direttore Tecnico).
  
• Without this role, certification is impossible.
  
• Solution: Hire or partner with a certified engineer/architect/surveyor, even on a consultancy basis.
  

Bureaucracy and Delays

• The SOA process is highly bureaucratic.
  
• Even small mistakes in documents can cause long delays.
  
• Solution: Work with experienced SOA consultants to avoid errors.
  

In short: the biggest barriers are finance, documents, staff, and bureaucracy—but with the right preparation, these challenges can be overcome.

Future Trends in SOA Certifications (Including OS23)

The construction industry is constantly evolving, and SOA certifications—including OS23—are adapting to new trends.

Digitalization

• More certification bodies are moving to digital platforms for applications, making the process faster.
  
• Online project databases may be integrated in the future to verify past works instantly.
  

Stricter Safety Regulations

• Because demolition is risky, Italy may tighten requirements for OS23 certification.
  
• Expect more emphasis on worker training, safety technology, and real-time monitoring.
  

Green Demolition

• Sustainability is becoming a central theme.
  
• Companies that specialize in low-impact demolition (less dust, less noise, more recycling) will have a competitive edge.
  

Expansion of Public Projects

• The EU’s NextGenerationEU Recovery Plan is funding major public works in Italy.
  
• More tenders = more demand for SOA-certified companies.
  
• Demolition (OS23) will be the first step in many of these projects.
  

Possible Legal Changes

• Currently, OS23 is not always mandatory.
  
• In the near future, it may become obligatory for all public demolition projects.
  

Future trends point to a digital, green, and stricter certification system, which makes obtaining OS23 today a smart investment.

Real-Life Examples of OS23 in Action

Sometimes the best way to understand OS23 is to see it in real-life scenarios.

Example 1: Demolition of a Historic School Building

• A municipality wanted to rebuild an old school to meet earthquake safety standards.
  
• First step: demolish the old structure.
  
• The contract required OS23 Class III certification.
  
• Only certified demolition companies could bid, ensuring safety and reliability.
  

Example 2: Bridge Replacement Project

• A regional authority needed to replace a deteriorating concrete bridge.
  
• Before construction, the old bridge had to be carefully dismantled to avoid harming the river ecosystem.
  
• OS23-certified companies were prioritized because of their technical expertise in controlled demolitions.
  

Example 3: Urban Redevelopment

• A city launched a redevelopment project involving the demolition of several apartment blocks.
  
• The project required strict compliance with waste recycling (at least 70% material recovery).
  
• OS23-certified contractors won because they had documented experience in sustainable demolition.
  

These cases show that OS23 is not just a “piece of paper.” It opens real doors to major, profitable projects.

International Recognition of SOA OS23

While SOA certifications are specific to Italy, they carry indirect international value.

Within the EU

• Other European countries recognize Italy’s strict certification standards.
  
• OS23 certification demonstrates high competence in demolition, which strengthens a company’s reputation abroad.
  
• In EU-funded projects, Italian companies with OS23 may gain an edge.
  

Outside the EU

• Many non-EU countries (especially in Africa and the Middle East) award contracts to Italian construction firms.
  
• Having SOA OS23 certification is seen as proof of European-level safety and technical standards.
  

Partnerships with Foreign Companies

• International joint ventures often look for Italian partners with SOA certifications.
  
• OS23 adds credibility when negotiating partnerships.
  

While OS23 is officially valid only in Italy, it serves as a badge of quality worldwide.

Why Companies Should Not Ignore OS23

Finally, let’s address the key question: Why is OS23 worth the effort?

Strategic Value

• Even if not mandatory, OS23 increases your chances of winning tenders.
  
• It signals professionalism, safety, and technical capacity.
  

Market Positioning

• Companies with OS23 stand out from competitors who don’t have it.
  
• Certification can be used as a marketing tool when bidding for private projects too.
  

Future-Proofing

• If OS23 becomes compulsory, companies without it will be left out of public contracts.
  
• Getting certified today means being ready for tomorrow.
  

Trust and Reputation

• Clients both public and private trust OS23-certified companies more.
  
• It shows commitment to safety, quality, and compliance.
  

Bottom line: OS23 is more than a certification. It’s a long-term investment in growth, credibility, and opportunity.

Conclusion

The SOA OS23 certification is of prime importance in the construction industry in Italy, and specifically in demolition. Although it is not always obligatory, its importance is incontestable for firms aiming to expand, compete, and secure public and large private tenders.

From economic stability to technical knowledge, from personnel training to waste disposal, OS23 certification is an in-depth validation process that ensures qualified companies only work on sensitive demolition jobs.

As we’ve seen:

• Definition: OS23 certifies demolition expertise.
  
• Importance: Essential for credibility and competitiveness.
  
• Classes: Range from small projects (Class I) to large-scale demolitions (Class VIII).
  
• Process: Involves detailed checks on finance, equipment, staff, and past works.
  
• Future: Trends point toward digitalization, stricter safety, and greener demolition.
  
• Value: OS23 is not just compliance it’s a strategic business asset.
  

As a small demolition contractor or a major building firm, investing in SOA OS23 certification is one of the most successful means of achieving long-term growth and prospects in the Italian (and even global) market.

Frequently Asked Questions (FAQs) About SOA OS23

What does OS23 stand for?

OS23 is a category of SOA certification that refers to demolition works, including controlled demolition of buildings, bridges, and industrial structures.

Is OS23 mandatory for all demolition projects in Italy?

No. OS23 is not always mandatory, but it is required for many public contracts and larger demolition projects. Even when optional, it provides a competitive advantage.

How long does OS23 certification last?

It is valid for 5 years, with a mandatory renewal check at 3 years to confirm ongoing compliance.

What is the difference between OS23 and OG categories?

• OS categories = Specialized works (like demolition).
  
• OG categories = General works (like building, roads, bridges).
  OS23 is specifically for demolition, whereas OG categories cover broader construction.
  

Can a small company obtain OS23?

Yes. Even small companies can apply for Class I OS23 (contracts up to €258,000). This allows them to grow gradually into higher classes.

What documents are required for OS23?

You’ll need:

• Financial statements (last 5 years).
  
• Contracts and certificates of past demolition works.
  
• Proof of equipment and machinery.
  
• Staff qualifications and technical director credentials.
  

Does OS23 certification apply outside Italy?

Officially, no it is an Italian certification. However, it is often recognized as proof of quality and competence in international projects, especially within the EU.

How much does it cost to get OS23?

Costs vary depending on:

• The class level you’re applying for.
  
• The certification body chosen.
  
• The size and complexity of your company.
  On average, fees range from a few thousand euros for Class I to tens of thousands for higher classes.
  

Can OS23 help in private sector projects?

Yes. Many private clients prefer to hire OS23-certified companies because it proves safety, reliability, and technical capability.

What happens if my company loses a key requirement (e.g., turnover or staff)?

If during the 3-year check or renewal your company no longer meets the requirements, your OS23 certification can be reduced in class or even revoked.

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