What you getEST
An estimate you can check line by line.
Quantities with units, the assumptions behind them, what stays out, and the questions to settle before the number is used.
The takeoff
Quantities by trade, from one plan.
Choose a trade to see its takeoff for a single-story office of 1,960 SF (56' x 35'). Each line names the item, how it was counted, the quantity and the unit.
| Scope item | Quantity | Unit |
|---|---|---|
| Wall preparationPatch, sand, spot-prime gypsum walls | 3,636 | SF |
| Walls, two finish coatsEggshell latex over prepared gypsum | 3,636 | SF |
| Gypsum ceilingsCorridor and break room, flat latex, two coats | 417 | SF |
| Doors and framesSemi-gloss enamel, both faces | 8 | EA |
| Accent wallConference room east wall, specified color | 126 | SF |
Open questions we raise
- Finish schedule sheen conflicts with the painting specification
- Door frames shown as factory-finished on one sheet and field-painted on another
- Exposed ceilings, deck and ductwork: painted or left as is
Typically excluded
- Surface repairs beyond the specified preparation
- Hazardous material testing or abatement
- Site visits and field verification of existing conditions
| Scope item | Quantity | Unit |
|---|---|---|
| Partition type A3-5/8" studs at 16" o.c., 5/8" board each side, to deck | 85 | LF |
| Partition type B, sound ratedType A plus acoustic batts, conference and restroom | 53 | LF |
| Exterior wall furringHat channel with 5/8" board, interior face | 182 | LF |
| Gypsum board ceilingsSuspended framing, 5/8" board, Level 4 finish | 417 | SF |
| Framed openingsDoor and window headers and jambs | 20 | EA |
Open questions we raise
- Partition heights: to the deck or a set distance above the ceiling
- Wall tag on the plan does not match the wall type legend
- Fire rating on the life safety plan missing from the wall type
Typically excluded
- Framing design, stud engineering or deflection calculations
- Code review of rated assemblies
- Site visits and field measurement of existing walls
| Scope item | Quantity | Unit |
|---|---|---|
| Carpet tile CPT-1Open office, conference and offices | 1,348 | SF |
| Luxury vinyl tile LVT-1Break room and corridor | 417 | SF |
| Porcelain tile PT-1Restroom, thinset on prepared slab | 195 | SF |
| Rubber base RB-14" coved, at all floor finishes | 452 | LF |
| Transition stripsAt changes in floor finish | 6 | EA |
Open questions we raise
- Finish tag on the plan has no matching product in the specification
- Transition between carpet and resilient flooring not detailed
- Concrete moisture testing and mitigation not assigned to a trade
Typically excluded
- Moisture testing and mitigation unless added to the scope
- Moving furniture or equipment
- Site visits and field verification of existing floors
| Scope item | Quantity | Unit |
|---|---|---|
| Acoustical panel ceiling ACT-12x2 lay-in panels, 15/16" grid | 1,348 | SF |
| Moisture-resistant panels ACT-2Restroom, 2x2 lay-in | 195 | SF |
| Perimeter wall angleAt all acoustical ceiling walls | 376 | LF |
| Hanger wires and bracingPer grid layout, to structure | 1,543 | SF |
Open questions we raise
- Ceiling height on the reflected ceiling plan differs from the building section
- Seismic bracing requirements for the grid not stated
- Panel type in the legend not found in the specification
Typically excluded
- Seismic bracing design or engineering
- Gypsum board ceilings and soffits unless added to the scope
- Site visits and field verification of existing ceilings
| Scope item | Quantity | Unit |
|---|---|---|
| Hollow metal frames16 ga welded, 3'-0" x 7'-0" | 8 | EA |
| Flush wood doorsInterior, 1-3/4", factory finished | 6 | EA |
| Hollow metal doorsInsulated, exterior | 2 | EA |
| Hardware sets HW-1 to HW-3Locksets, hinges, closers, exit devices | 8 | EA |
Open questions we raise
- Opening on the floor plan missing from the door schedule
- Fire rating on the life safety plan differs from the door schedule
- Hardware set named on the schedule is not defined in the specification
Typically excluded
- Writing hardware specifications or preparing submittals
- Access control wiring and programming
- Code review of egress and fire ratings
| Scope item | Quantity | Unit |
|---|---|---|
| 2x2 LED troffersLay-in, 0-10 V dimming | 24 | EA |
| LED downlightsCorridor and break room | 10 | EA |
| Duplex receptacles20 A, at walls per plan | 42 | EA |
| Switches and occupancy sensorsPer room | 14 | EA |
| Branch conduit and wireEMT with THHN, home runs to LP-1 | 1,850 | LF |
| Panelboard LP-1225 A, 42 circuit | 1 | EA |
Open questions we raise
- Fixture type on the plan missing from the fixture schedule
- Circuiting and homeruns not shown, so branch routing is assumed
- Equipment connection responsibility not assigned between trades
Typically excluded
- Electrical design, load calculations or code review
- Utility company charges and service work by others
- Fire alarm, security and low-voltage systems unless added to the scope
| Scope item | Quantity | Unit |
|---|---|---|
| Water closetWall-hung, with carrier | 1 | EA |
| LavatoryWall-hung, with faucet | 1 | EA |
| Break room sinkStainless, single bowl | 1 | EA |
| Water heaterElectric, point of use | 1 | EA |
| Domestic water pipingCopper, 1/2" to 1", hot and cold, insulated | 120 | LF |
| Sanitary waste and ventPVC, 2" to 4", with vents through roof | 90 | LF |
Open questions we raise
- Pipe size missing on part of a branch or riser
- Fixture tag on the plan has no match in the fixture schedule
- Point of connection to site utilities not located
Typically excluded
- Plumbing design, sizing calculations or code review
- Site utilities beyond the point of connection unless added to the scope
- Permit and utility connection fees
| Scope item | Quantity | Unit |
|---|---|---|
| Supply ductworkGalvanized trunk and branches | 130 | LF |
| Supply diffusers24x24 lay-in | 18 | EA |
| Return grilles24x24 lay-in | 8 | EA |
| VAV terminal unitsWith controls | 3 | EA |
| Restroom exhaust fanCeiling mounted, ducted | 1 | EA |
Open questions we raise
- Duct sizes missing on branch runs
- Air device on the plan has no matching schedule tag
- Controls and control wiring split between mechanical and electrical not stated
Typically excluded
- Mechanical design, load calculations or code review
- Testing, adjusting and balancing unless added to the scope
- Temperature controls unless added to the scope
| Scope item | Quantity | Unit |
|---|---|---|
| Slab on grade5" with vapor retarder | 1,960 | SF |
| Continuous footings24" x 12", perimeter | 13.5 | CY |
| Reinforcing steel#4 at 18" each way, #5 in footings | 2,355 | LB |
| Edge formsFooting and slab edges | 440 | SF |
Open questions we raise
- Footing schedule dimensions differ from the foundation plan
- Slab thickness or reinforcing at depressions not detailed
- Lap lengths not listed in the structural notes
Typically excluded
- Structural design, mix design or engineering
- Testing and inspection services
- Dewatering and unsuitable soil removal unless added to the scope
| Scope item | Quantity | Unit |
|---|---|---|
| 8" CMU exterior wallsStandard units, running bond, 12' high | 1,950 | SF |
| Bond beamsTwo courses, grouted and reinforced | 364 | LF |
| Cell groutVertical cells at 32" o.c. | 9 | CY |
| Vertical reinforcing#5 bars at 32" o.c. and at jambs | 70 | EA |
Open questions we raise
- Grouted cell spacing differs between the structural notes and wall sections
- Lintel type not scheduled at some openings
- Veneer anchor or flashing details missing at a wall type
Typically excluded
- Structural design or engineering of masonry walls
- Special inspection and testing
- Cold weather protection unless added to the scope
| Scope item | Quantity | Unit |
|---|---|---|
| TPO membrane60 mil, mechanically attached | 19.6 | SQ |
| Tapered roof insulationPolyiso, sloped to drains | 1,960 | SF |
| Perimeter edge metalPrefinished, with cleats | 182 | LF |
| Roof drains and overflowsWith sumps | 2 | EA |
| Curbs and penetrationsRooftop unit curb and vents | 5 | EA |
Open questions we raise
- Tapered insulation layout not provided, so slope and thickness are assumed
- Edge metal profile differs between the roof plan and the details
- Manufacturer warranty type and term not stated
Typically excluded
- Roof design, wind uplift or drainage calculations
- Tear-off of existing roofing unless added to the scope
- Deck repairs, site visits and field verification
| Scope item | Quantity | Unit |
|---|---|---|
| ExcavationBuilding pad and parking | 180 | CY |
| Structural fillPlaced and compacted | 120 | CY |
| Asphalt paving2" surface on 6" base | 1,067 | SY |
| Concrete curb and gutterStandard section | 320 | LF |
| Concrete sidewalks4" with control joints | 640 | SF |
| Storm structuresInlets with connections | 2 | EA |
Open questions we raise
- Topsoil stripping depth not stated in the plans or geotechnical report
- Shrink and swell factors to apply to cut and fill
- Allowance for unsuitable soil or rock not defined
Typically excluded
- Surveying, staking and field verification
- Geotechnical investigation or testing
- Dewatering, rock removal and unsuitable soils unless added to the scope
How to read it
Five things a useful estimate shows.
Plan basis
Every quantity ties to a sheet and a revision, so a changed plan shows which lines move.
Quantity, unit, basis
Each line keeps the measured quantity, its unit and how it was counted apart, so each can be checked on its own.
Your rates
Rates and pricing assumptions come from you. We do not invent them.
What it depends on
Assumptions and exclusions sit next to the number, not buried under it.
Open questions
Conflicts and gaps are listed for you to resolve before the estimate is used.
Need this kind of breakdown?
Tell us the trade and the plan set you have. We review fit and define the actual deliverable before quoting.