Residential Takeoffs
Single-family and townhome takeoffs with snow-load framing, air-entrained concrete, and full finish schedules for Coconino County subdivisions.
SF · EA · CYFlagstaff, AZ
Construction estimating services in Flagstaff, AZ
We produce material and labor takeoffs for Flagstaff contractors and owners, organized by CSI MasterFormat division with marked-up plan sets. Pricing is ZIP-code adjusted, and most projects return in 24–48 hours.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Flagstaff ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Flagstaff · 2025Real permit data
Flagstaff new housing permits2025
New housing units485Change vs. 2024−14%Permitted construction value$137MAverage value per unit$281,900Rank among covered Arizona cities#19
Single-family: 272 (56%)Multifamily: 213 (44%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Flagstaff different?
Flagstaff pricing is driven by high-altitude snow loads, volcanic soil and rock excavation, freeze-thaw cycles on concrete and utilities, a short building season, and long haul distances from Phoenix suppliers. These factors raise quantities and unit costs compared with low-desert Arizona, so takeoffs must be built from local conditions rather than Phoenix-area assemblies.
- Flagstaff permitted 485 new housing units in 2025, #19 among the Arizona cities we cover.
- About 44% were in multifamily buildings; 56% were single-family.
- Permit volume was down 14% compared with 2024.
Flagstaff sits at roughly 7,000 feet in Coconino County, which changes how you estimate almost every trade. Roof structures carry higher snow loads than the low desert, foundations hit volcanic rock and cinders, and concrete flatwork has to be detailed for freeze-thaw cycles. Material haul distance from Phoenix and the short building season both work into your unit costs. We build takeoffs for contractors bidding work here, and for owners and developers checking a budget before design is complete.
Every estimate is organized by CSI MasterFormat division, with quantities tied to marked-up plan sets so you can see where each number came from. We use Bluebeam Revu and PlanSwift for takeoff and RSMeans data adjusted to Flagstaff ZIP codes for pricing, which keeps labor and material rates closer to what local suppliers and subcontractors actually charge. If you are also bidding outside Coconino County, our Arizona construction estimating coverage extends to other markets, and we can align formats across a multi-city bid. Send plans through our get an estimate page and we will confirm scope and turnaround before starting.
- Coverage
- Flagstaff and nearby Arizona communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Flagstaff ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You need quantities you can defend in a bid review. We deliver division-level takeoffs with marked-up plans, so your buyout and subcontractor scopes line up before you submit.
02
For builders. You need material lists that match what suppliers will deliver to Flagstaff. We break out waste factors and haul-sensitive items so your purchase orders are not short.
03
For owners. You need a budget before drawings are final. We price what is drawn, flag scope gaps, and give you a division-level cost picture to compare against bids.
Flagstaff by the numbers
Flagstaff's residential construction pipeline
Select a bar to compare Flagstaff with the largest Arizona markets we cover.
485New housing units, 2025
1.3%Of all units in the Arizona cities we cover
$137MPermitted residential value
44%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Flagstaff
485 new housing units in 2025 (-13.7% vs 2024).
272 single-family · 213 multifamily (44%).
Permit volume and what it means for your bid
Flagstaff issued 485 new privately-owned residential units in 2025, down from 562 in 2024, a 14% decline. Single-family units were 272 and multifamily 213, so 44% of permitted units were multifamily. Permitted value was $137M, averaging $281,900 per unit. Ranked by units among the covered Arizona cities, Flagstaff sits 19th of 24 and accounts for 1.3% of the 37,209 covered state total. For bidders, that means fewer projects but less competition from out-of-town builders than in the Phoenix metro. Multifamily work is a large share of the local pipeline, so unit-mix and common-area takeoffs matter as much as single-family assemblies. If you bid across northern Arizona and the low desert, our Multi-Family Estimating Services and Commercial Estimating Services teams can keep formats consistent between markets.
Why local conditions move the numbers
Flagstaff estimates diverge from Phoenix-area pricing for reasons that show up directly in quantities. Roof framing and trusses must be sized for ground snow loads set by the adopted code edition, which you should confirm with the City of Flagstaff building department. Excavation in volcanic cinders and basalt can require rock removal rather than simple trenching, which changes your Sitework Estimating Services and Foundation Estimating Services line items. Concrete mixes need air entrainment and freeze-thaw detailing, and underground water and sewer lines must be buried below frost depth. Winter weather shortens the construction window, so weather-protection and temporary heat costs are real. Suppliers haul from Phoenix, so freight and lead times belong in your pricing. Contractors working the Colorado Plateau and nearby markets such as Lake Havasu City construction estimating see the opposite extreme, which is why we adjust pricing by ZIP code rather than using one statewide rate.
Services
Construction estimating services in Flagstaff
We cover the trades that carry the most risk in northern Arizona, with quantities tied to your plan set and pricing adjusted to Flagstaff ZIP codes.
Multifamily Estimating
Unit-mix matrices, common-area finishes, and repeat-unit pricing for Flagstaff apartment and condo projects, including 213-unit-scale multifamily work.
UNIT · SF · LFCommercial Estimating
Division-level takeoffs for retail, office, and institutional buildings, including snow-load structural steel and rooftop mechanical screening.
SF · TON · EASitework and Excavation
Rock excavation, cinder subgrade, utility trenching below frost depth, and haul-off quantities for Flagstaff sites with volcanic soils.
CY · LF · TONConcrete Estimating
Foundations, slabs, and flatwork with air-entrained mixes, freeze-thaw jointing, and rebar or mesh quantities for high-altitude exposure.
CY · SF · LBFraming Estimating
Wall, floor, and roof framing takeoffs with snow-load member sizing, sheathing, hardware, and waste factors for Flagstaff lumber deliveries.
BF · LF · EARoofing Estimating
Steep-slope and low-slope roofing with ice barrier, underlayment, snow retention, and ventilation quantities for freeze-thaw and snow-shed conditions.
SQ · LF · EAMEP Estimating
Mechanical, electrical, and plumbing takeoffs with freeze protection, insulation values, and equipment counts for Flagstaff's heating-dominated climate.
LF · EA · TONWho we provide estimates for
Who we build Flagstaff takeoffs for
General contractors bidding Coconino County work
You need division-level quantities that survive a bid review, with snow-load and haul-cost assumptions spelled out. We mark up your plan set so every line item ties back to a drawing.
Residential builders and custom home contractors
Flagstaff permits ran 485 new privately-owned units in 2025, 44% multifamily. We break out framing, foundation and roofing quantities so your purchase orders match what suppliers actually deliver up the hill.
Multifamily and student-housing developers
With 213 multifamily units permitted in 2025, you are pricing repeated unit types, shared MEP chases and parking. We build unit-mix takeoffs that let you compare a 1-bedroom stack against a 3-bedroom stack.
Subcontractors pricing concrete, framing and roofing
Freeze-thaw flatwork, volcanic rock excavation and high snow loads change your scope. We give you quantities per trade so you can bid the work you actually control, not a GC's lump sum.
Architects and owners checking a budget before design is final
You need a cost picture before CDs are done. We price what is drawn, flag scope gaps, and organize the estimate by CSI MasterFormat division so your design team can respond to specific numbers.
Out-of-state contractors entering the Flagstaff market
Your Phoenix or Tucson unit costs do not carry to 7,000 feet. We adjust material and labor to Flagstaff ZIP codes and show you where altitude, haul distance and the short season drive cost.
Where we provide estimates
Flagstaff areas and nearby communities we cover
We take off work across Flagstaff and the surrounding Coconino County communities, from downtown infill to new subdivision plats on the edges of town. If your project is outside these areas, send the address and we will confirm coverage.
Central Flagstaff
- Downtown Flagstaff
- Southside
- Northern Arizona University area
- Milton Road corridor
- Switzer Mesa
- University Heights
West and east Flagstaff
- West Route 66 corridor
- Woody Mountain Road area
- Country Club
- Continental Country Club
- East Flagstaff
- Mount Elden foothills
Outlying and nearby communities
- Doney Park
- Timberline
- Kachina Village
- Mountainaire
- Bellemont
- Williams
- Sedona
Property types
Types of Flagstaff properties we estimate
Flagstaff's 2025 permit mix was 272 single-family and 213 multifamily units, so we see both custom homes and stacked multifamily plans. The list below covers the property types we take off most often here.
Custom single-family homes
Custom homes on infill lots and hillside parcels, often with walkout basements, engineered floor systems and steep roofs. We take off framing, foundation, roofing and MEP by division so your builder can price the shell and finishes separately.
Watch for: Snow-load roof framing, foundation rock excavation, window and door allowances
Multifamily and student housing
Apartment and townhome projects near NAU and along major corridors, with repeated unit types and shared corridors. We build unit-mix takeoffs and separate common-area MEP, elevators and sitework from the dwelling units.
Watch for: Unit-mix repetition, shared MEP chases, Type III vs Type V construction
Affordable and workforce housing
LIHTC and workforce projects where hard-cost per unit is scrutinized and change orders are tight. We keep divisions clean so your cost certification and draw schedule line up with the estimate.
Watch for: Prevailing wage triggers, unit-count reconciliation, allowance tracking
Commercial and retail buildings
Downtown storefronts, Route 66 commercial and small professional offices, often with tenant improvements. We take off shell and core separately from TI scope so you can bid each package to the right subcontractor.
Watch for: Shell vs TI split, ADA upgrades, existing-structure tie-ins
Hospitality and lodging
Hotels, motels and short-term rental conversions that serve the Grand Canyon and ski traffic. Room-count takeoffs, corridor MEP and commercial kitchen scopes are broken out so operators can compare franchise prototypes.
Watch for: Room-count repetition, commercial kitchen, fire-rated separations
Institutional and civic work
Schools, clinics and municipal buildings where public bid forms and unit-price schedules are required. We organize quantities so you can populate a bid form directly and defend alternates at the pre-award meeting.
Watch for: Bid form alignment, alternates, prevailing wage and certified payroll
Local factors
What changes a construction estimate in Flagstaff
Flagstaff is not a Phoenix estimate with a different ZIP code. Altitude, geology, snow and haul distance each move a different set of line items, and the local building department reviews them against the adopted code edition.
Permitting and code review
Coconino County and the City of Flagstaff review plans against the adopted building, fire, energy and snow-load provisions, and the edition in force is not always the newest model code. Plan review comments on roof framing, egress and energy compliance can add revision cycles before you have a permit in hand. Confirm the adopted code edition and any local amendments with the building department before you lock your schedule and general conditions.
City of Flagstaff Community Development · Coconino County · IBC snow-load provisionsVolcanic soils and rock excavation
Much of the Flagstaff area sits on volcanic cinders, basalt and ash, and excavation can turn from dirt to rock within a single footing run. Rock removal, over-excavation and imported structural fill are priced by the cubic yard, not as a lump sum, because the quantity is the risk. Geotechnical borings and a soils report are inputs we need before we finalize foundation quantities.
Geotechnical report · Rock excavation · Structural fill · Footing scheduleSnow load and freeze-thaw
Ground snow loads at this elevation drive heavier roof framing, tighter rafter spacing and more connection hardware than low-desert plans. Concrete flatwork, foundations and masonry have to be detailed for freeze-thaw and air entrainment. These items show up as extra lumber, hardware and admixtures, and they change the cost of the shell before finishes are even discussed.
Ground snow load · Air-entrained concrete · Roof framing · Connection hardwareLabor supply and wage rates
The Flagstaff labor pool is smaller than Phoenix, and crews often travel from the Valley or from nearby communities for larger jobs. Travel, per diem and mobilization can be legitimate line items rather than padding. We price labor at Flagstaff ZIP-code-adjusted rates, and we flag scopes where the local subcontractor pool is thin enough that you should expect fewer bidders.
RSMeans ZIP adjustment · Travel and per diem · Subcontractor coverageSite drainage and winter access
Monsoon rain and spring snowmelt move a lot of water across Flagstaff sites, so grading, swales, retention and underdrain are real scopes, not allowances. Winter access, snow removal and temporary heat affect the construction schedule and general conditions. If your site is on a slope or near a drainageway, we need the civil sheets before we can price earthwork accurately.
Civil grading plan · Retention and swales · Winter conditions · General conditionsMaterials and haul distance
Many specialty materials and some trades come up from Phoenix, which adds freight and lead time to the estimate. We separate material cost from freight where the supplier quotes it that way, and we note long-lead items such as engineered wood, trusses and mechanical equipment. Local sales tax treatment on materials is worth confirming with your supplier and accountant, because it changes the bottom line on a large package.
Freight and haul · Long-lead items · Engineered wood · Arizona transaction privilege taxFlagstaff estimating guide
How Flagstaff conditions show up in a takeoff, trade by trade
Flagstaff's high elevation, volcanic soils, and cold winters change what you measure and how you price it. Here is how we handle the trades that drive cost on local projects.
Sitework and excavation
Flagstaff sits on volcanic cinders, basalt, and decomposed granite. We take off rock excavation separately from common earth, because ripping versus blasting changes the unit price. You'll see line items for clearing, grubbing, topsoil strip, and rock removal in cubic yards. Winter access and frost depth affect temporary roads and dewatering. If your project is on the west side toward Bellemont, haul distance to a disposal site adds cost. We use ZIP-code-adjusted pricing for Flagstaff, so material and labor reflect the local market. For a detailed sitework takeoff, see our <a href='/sitework-estimating-services/'>sitework estimating services</a>.
Framing and wood construction
Snow load in Flagstaff can exceed 40 psf, so roof framing is heavier than in Phoenix. We take off dimensional lumber by linear feet, sheathing by square feet, and trusses by count. You'll see separate lines for floor joists, wall studs, headers, and roof rafters or trusses. We note the difference between engineered lumber and solid sawn, because pricing and waste differ. For multi-family projects, we break out each building type and repeat floor. Our <a href='/framing-estimating-services/'>framing estimating services</a> include a waste factor typical for the material and local handling.
MEP systems
Cold winters mean heating systems are sized for low temperatures, and pipes must be protected from freezing. We take off HVAC equipment by tonnage, ductwork by pound or linear foot, and piping by linear foot with fittings counted. For plumbing, we separate domestic water, sanitary, and vent lines. Electrical takeoff includes devices, fixtures, and panel schedules. In Flagstaff, snowmelt systems for driveways and walkways are sometimes added, which we quantify separately. Our <a href='/mep-estimating-services/'>MEP estimating services</a> cover mechanical, electrical, and plumbing scopes.
Concrete and foundations
Freeze-thaw cycles and snow load drive foundation depth and concrete mix design. We take off footings, stem walls, slab-on-grade, and any grade beams in cubic yards, then add typical waste factors of 5–10% for formed work. Rebar is measured in pounds or tons, with laps and dowels included. For residential projects, we separate garage slabs from living-area slabs because thickness and reinforcement differ. Flagstaff's soil can require over-excavation and structural fill, which we quantify separately. Our <a href='/concrete-estimating-services/'>concrete estimating services</a> and <a href='/foundation-estimating-services/'>foundation estimating services</a> cover these items.
Roofing and weather barriers
Flagstaff's snow and ice require durable roofing systems. We take off roof area in squares (100 sq ft), including hips, valleys, and ridge caps. Underlayment, ice-and-water shield at eaves, and flashing are separate line items. For steep-slope roofs, we add for staging and safety. We also quantify roof drains and scuppers for flat roofs, which are common on commercial buildings. The roof pitch and material type affect labor, so we list them separately. See our <a href='/roofing-estimating-services/'>roofing estimating services</a> for details.
Scope gaps we see on Flagstaff bids
- Rock excavation not separated from common earth, leading to underbids when volcanic rock is encountered.
- Snow load design not reflected in framing takeoff, resulting in undersized members and change orders.
- Freeze protection for plumbing lines omitted, causing winter pipe breaks and costly repairs.
- Winter access and temporary heating not included in general conditions, adding unanticipated costs.
- Roof ice-and-water shield at eaves not quantified, leaving a gap in weather barrier scope.
- Snowmelt system for driveways and walkways excluded from MEP scope, often added later as a change.
Free tool
Concrete volume calculator
Quick check for a single element. For a full drawing set, send the plans and we measure everything, including the items calculators miss.
Typical waste: 3–5% for slabs, 5–10% for footings and walls. Truck count assumes 10 CY loads; confirm load size with your ready-mix supplier.
Result
19.4CY
Net volume18.5 CY
Cubic feet500 CF
Ready-mix trucks (10 CY)2
80 lb bags (premix)875
Need the full takeoff with pricing? Upload your plans.
How it works
How we estimate a Flagstaff project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Flagstaff conditionsLocal code edition, site and drainage requirements, soils and any hazard rules are confirmed before the takeoff starts.
- Take off by CSI sectionQuantities measured and color-coded on the plans, so every number traces to a sheet.
- Price to FlagstaffMaterial and labor costs adjusted to the project ZIP code, or to your own supplier quotes and crew rates.
- Check and deliverA second estimator checks quantities before the estimate goes out.
Sample output
Sample takeoff: Single-family residence in Flagstaff
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Concrete footings | 45 | CY |
| 03 30 00 | Slab on grade | 120 | CY |
| 05 12 00 | Structural steel beams | 2.5 | TON |
| 06 10 00 | Framing lumber | 8500 | LF |
| 06 16 00 | Sheathing | 3200 | SF |
| 07 30 00 | Roof underlayment | 28 | SQ |
| 07 21 00 | Insulation | 4200 | SF |
| 23 00 00 | HVAC equipment | 4 | TON |
Worked example: Roof framing for a Flagstaff single-family home
We'll walk through a roof framing takeoff for a typical single-family home in Flagstaff. Dimensions are illustrative. The house is 40 ft by 30 ft with a gable roof at 6:12 pitch and 2-ft overhangs on all sides.
Step 1: Calculate roof area. The roof footprint is 40 ft by 30 ft, but with 2-ft overhangs, the plan dimensions become 44 ft by 34 ft. The slope factor for a 6:12 pitch is 1.118. So the roof area = 44 ft × 34 ft × 1.118 = 1,672 sq ft. Add 10% for waste and complex cuts: 1,672 × 1.10 = 1,839 sq ft. Convert to squares: 1,839 / 100 = 18.4 squares.
Step 2: Calculate framing lumber. For rafters, we need to span 17 ft (half of 34 ft) at 6:12 pitch. Using standard rafter tables, a 2x10 at 16 in. on center can span that distance. The number of rafters: 44 ft × 12 in./ft / 16 in. = 33 spaces, so 34 rafters. Each rafter length: √(17² + (17×0.5)²) = √(289 + 72.25) = √361.25 = 19 ft. Add 1 ft for overhang and waste: 20 ft. Total rafter linear feet: 34 × 20 = 680 LF. For ridge board, length = 44 ft + 2 ft = 46 LF. For collar ties, assume 2x6 at 4 ft on center: 44/4 = 11 ties, each 8 ft long = 88 LF. Total framing lumber: 680 + 46 + 88 = 814 LF.
Step 3: Sheathing. Roof sheathing area equals roof area: 1,839 sq ft. Add 10% waste: 1,839 × 1.10 = 2,023 sq ft. Convert to 4x8 sheets: 2,023 / 32 = 63.2 sheets, round up to 64 sheets.
Step 4: Underlayment. Synthetic underlayment covers 10 squares per roll. 18.4 squares / 10 = 1.84 rolls, round up to 2 rolls.
Step 5: Ice-and-water shield. At eaves, we need 3 ft wide membrane along the 44 ft length. Area = 44 ft × 3 ft = 132 sq ft. Add 10% waste: 145 sq ft. Convert to rolls (typically 3 ft × 66.7 ft = 200 sq ft per roll): 1 roll.
The table below summarizes the takeoff.
| Item | Quantity | Unit |
|---|---|---|
| Roof area | 1,839 | SF |
| Rafters | 680 | LF |
| Ridge board | 46 | LF |
| Collar ties | 88 | LF |
| Sheathing | 64 | sheets |
| Underlayment | 2 | rolls |
| Ice-and-water shield | 1 | roll |
This takeoff assumes standard framing and no complex hips or valleys. For a detailed estimate, send us your plans.
FAQ
Flagstaff construction estimating questions
What is the typical turnaround time for a Flagstaff construction estimate?
Most Flagstaff projects are completed within 24–48 hours. If you have a rush, we can accommodate that for an additional fee. We deliver Excel and PDF formats organized by CSI MasterFormat division, with marked-up plan sets. This means you get a takeoff you can drop into your own estimating template, with quantities tied to the drawings. For projects with complex MEP or sitework, we may need a bit more time, but we will confirm the schedule when we receive your plans.
Do you adjust pricing for Flagstaff's location?
Yes. We use ZIP-code-adjusted material and labor pricing, so your estimate reflects the local market in Flagstaff. This includes factors like haul distance, labor availability, and regional material costs. For example, concrete and aggregates may carry a premium compared to Phoenix due to transportation. We also account for winter conditions that can affect productivity. The result is a cost basis that matches what you will see from local suppliers and subcontractors.
How do you handle Flagstaff's volcanic soils in a takeoff?
We separate rock excavation from common earth. Volcanic cinders and basalt can require different equipment and methods, so we quantify rock removal in cubic yards and price it as a separate line item. This prevents underbidding when rock is encountered. We also note where over-excavation and structural fill may be needed, and we measure those volumes independently. If the geotechnical report identifies specific rock types, we reflect that in the takeoff.
What snow load do you use for Flagstaff roof framing?
We follow the ground snow load specified in the adopted building code for Flagstaff, which can exceed 40 psf. We confirm the code edition with the local building department. Our takeoff reflects the required framing sizes and spacing to meet that load. This often means larger rafters or closer spacing than you would see in lower-elevation Arizona projects. We also account for drift loads on valleys and lower roofs, which can govern member sizes.
Do you include snowmelt systems in MEP takeoffs?
Yes, if they are shown on the plans. Snowmelt systems for driveways and walkways are sometimes added in Flagstaff. We quantify the tubing, manifolds, and controls as part of the plumbing or hydronic scope. We also include the heat source, whether it is a boiler or a dedicated water heater, and any insulation or sensors required. If the system is not shown but you are considering it, we can provide an allowance so you can see the cost impact.
Can you estimate multi-family projects in Flagstaff?
Absolutely. We have experience with multi-family estimating and break out each building type and floor. We account for repeated units and common areas, and we adjust for Flagstaff's climate and soil conditions. That includes snow load framing, freeze protection, and sitework in volcanic soils. We also separate sitework, parking, and landscaping from the building scope. You receive a takeoff organized by CSI MasterFormat division, so you can compare bids across trades.
What software do you use for takeoffs?
We use Bluebeam Revu, PlanSwift, and RSMeans data. These tools allow us to measure accurately and apply the right waste factors and pricing. Bluebeam Revu helps us mark up plan sets and communicate quantities clearly. PlanSwift speeds up linear and area takeoffs, especially on repetitive floors. RSMeans data provides a baseline for material and labor costs, which we then adjust by ZIP code for Flagstaff. The output is a detailed Excel workbook and a PDF with marked-up drawings.
How do you handle waste factors for Flagstaff projects?
We apply typical waste factors based on the material and local handling. For example, concrete might have 5–10% waste, while framing lumber might have 10–15%. We adjust for Flagstaff's specific conditions, such as complex roof geometries due to snow load. Steep roofs and valleys increase cut waste, so we may use the higher end of the range. For materials that are shipped in and subject to damage, we account for that as well. We document the factors in the estimate so you can see the basis.
Where does the permit data come from?
The permit data comes from the U.S. Census Bureau, Building Permits Survey. It counts new privately-owned residential units only, as reported by the city itself. For Flagstaff in 2025, 485 units were permitted, down 14% from 562 in 2024. Of those, 272 were single-family and 213 were multifamily, with a total permitted value of $137 million. This data helps us understand the local market, but it does not replace a project-specific takeoff.
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Send your Flagstaff project plans for a quote
Email your plans and specifications to get a detailed takeoff and estimate within 24–48 hours.
- We review the set and check for missing sheets or addenda.
- You get a quote with a price and a delivery date.
- You approve and we start the takeoff.
- You receive the Excel estimate and marked-up plans.