Multifamily takeoffs
Unit-by-unit quantities for podium and garden-style apartments, including Type III framing, sheathing and common-area MEP.
EA · SF · LFSan Bernardino, CA
Construction estimating services in San Bernardino, CA
We produce CSI MasterFormat estimates and quantity takeoffs for San Bernardino contractors, developers and owners. Pricing uses ZIP-code-adjusted material and labor rates, delivered in Excel and PDF with marked-up plan sets in 24–48 hours for most projects.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
San Bernardino ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · San Bernardino · 2025Real permit data
San Bernardino new housing permits2025
New housing units87Change vs. 2024+85%Permitted construction value$9MAverage value per unit$101,100Rank among covered California cities#25
Single-family: 5 (6%)Multifamily: 82 (94%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in San Bernardino different?
San Bernardino pricing turns on inland freight surcharges from the ports, caliche and expansive soils in the alluvial fan, high summer heat that drives mechanical and roofing quantities, seismic detailing under the adopted California Building Code, and permit costs that track the city's residential-unit pipeline — 87 new privately-owned units permitted in 2025.
- San Bernardino permitted 87 new housing units in 2025, #25 among the California cities we cover.
- About 94% were in multifamily buildings; 6% were single-family.
- Permit volume was up 85% compared with 2024.
San Bernardino sits at the base of the San Gabriel and San Bernardino mountains, where the ground changes from alluvial fan deposits to caliche-cemented layers within a single parcel. That geology drives foundation, shoring and utility trenching quantities more than the finish schedule does. We build estimates that reflect those conditions instead of a generic Southern California template.
Our takeoffs are organized by CSI MasterFormat division, priced with ZIP-code-adjusted material and labor rates, and returned in Excel and PDF with the plan set marked up so you can trace every quantity. Most projects turn in 24–48 hours, with rush available when a bid date moves. If you are pricing work across the Inland Empire, start with our California construction estimating overview, or send plans through get an estimate.
- Coverage
- San Bernardino and nearby California communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- San Bernardino ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You get a division-by-division takeoff with waste factors stated, so you can adjust markup before the bid date. We flag scope gaps between the drawings and specs rather than pricing around them.
02
For builders. Production builders and subcontractors use our quantities for buyout and change-order backup. Line items carry units and assumptions, so a framer or concrete sub can check the math against their own field measurements.
03
For owners. Owners and developers get a budget-level estimate early, then a detailed takeoff at design development. The format stays consistent, so comparing revisions is straightforward.
San Bernardino by the numbers
San Bernardino's residential construction pipeline
Select a bar to compare San Bernardino with the largest California markets we cover.
87New housing units, 2025
0.2%Of all units in the California cities we cover
$9MPermitted residential value
94%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
San Bernardino
87 new housing units in 2025 (+85.1% vs 2024).
5 single-family · 82 multifamily (94%).
Multifamily is carrying San Bernardino's permit volume
The city permitted 87 new privately-owned residential units in 2025, up from 47 in 2024 — an 85% increase. Multifamily accounted for 82 of those units, or 94% of the total, while single-family contributed just 5. Permitted value was about $9M, averaging roughly $101,100 per unit. That mix tells you where estimating effort belongs: podium and garden-style apartment takeoffs, not tract-home schedules. It also means your competition on those bids is pricing the same Type III and Type V assemblies, so quantity accuracy on framing, sheathing and MEP rough-in is what separates a winning number from a losing one. For a broader view of the state pipeline, see our California construction estimating page.
How San Bernardino compares with nearby cities
San Bernardino ranks 25th of 25 among the California cities we cover by residential units permitted, holding 0.2% of the 36,591 units in that group. That is a small share, but it does not mean little work — it means fewer, larger projects. A single 80-unit multifamily building can outweigh a year of scattered single-family permits. If you bid across the region, compare our Fontana construction estimating and Irvine construction estimating pages, since labor rates and permit fees shift between San Bernardino County and Orange County even when the drawings look similar.
Services
Construction estimating services in San Bernardino
We price the scopes that dominate San Bernardino work — multifamily, industrial, tenant improvement and the sitework that precedes them.
Sitework and grading
Mass excavation, cut-fill balance and utility trenching priced against the alluvial fan and caliche conditions common here.
CY · LF · TONConcrete and foundations
Spread footings, mat slabs, retaining walls and post-tension decks with rebar and formwork broken out separately.
CY · SF · TONFraming estimates
Stud, joist, rafter and sheathing counts with typical waste factors stated so your lumber buyout is defensible.
LF · EA · SFRoofing takeoffs
Low-slope membrane and steep-slope assemblies, including insulation and flashing, sized for high summer heat gain.
SQ · LFMEP estimating
Mechanical, electrical and plumbing rough-in quantities for apartment buildings, warehouses and tenant improvements.
LF · EA · TONCommercial interiors
Demising walls, ceilings, storefront and finish schedules for retail and office build-outs along the corridors.
SF · LF · EAIndustrial shell work
Tilt-up panels, slab-on-grade, dock equipment and warehouse MEP for distribution projects near the rail yards.
SF · CY · EAWho we provide estimates for
Who we estimate for in San Bernardino
General contractors
You bid Inland Empire jobs against contractors who already know the alluvial-fan dirt. We give you division-by-division quantities with stated waste factors so your markup holds after buyout.
Concrete and foundation subcontractors
Caliche layers and variable bearing soils change excavation and footing quantities fast. We take off over-excavation, backfill, rebar and formwork separately so your bid reflects the actual dirt.
Framing and drywall subcontractors
San Bernardino's multifamily share means repetitive unit plans. We count studs, plates, sheathing and board by building type and floor, so your labor hours track the actual repetition.
MEP subcontractors
Hot inland summers push HVAC tonnage and duct sizes above coastal assumptions. We count fixtures, pipe runs, conductors and equipment by system so your material buy is right the first time.
Developers and owners
You need a budget before design is complete. We deliver a consistent format at schematic and design development, so you can compare revisions and see what moved.
Property managers and facility owners
Reroofs, tenant improvements and equipment replacements on older stock need quantities, not guesses. We measure existing conditions from your plans and photos and price the scope by division.
Where we provide estimates
San Bernardino areas and nearby communities we cover
We estimate projects across the city and the surrounding Inland Empire, from downtown infill to new residential tracts on the city's north and east edges. Plans come to us digitally, so your location inside the county does not change turnaround.
Central and downtown
- Downtown San Bernardino
- Hospitality Lane
- Mount Vernon Avenue corridor
- University District
North and east San Bernardino
- Del Rosa
- Northpark
- Highland
- East Highland
- Arrowhead Farms
West and south San Bernardino
- Westside
- Muscoy
- Rialto
- Colton
- Loma Linda
Neighboring Inland Empire cities
- Fontana
- Redlands
- Grand Terrace
- Bloomington
- Ontario
Property types
Types of San Bernardino properties we estimate
Permit activity in the city is overwhelmingly multifamily right now, with a smaller single-family component and steady commercial and industrial work along the corridors. That mix shapes what we take off most often.
Multifamily apartments
With 82 of the 87 residential units permitted in 2025 in multifamily buildings, apartment and townhome work dominates. We take off by unit type and building, then extend across the repetition so quantities match the actual count.
Watch for: Unit-type repetition, balcony and stair counts, fire-rated assemblies
Single-family homes
Only 5 single-family units were permitted in the city in 2025, so most detached work here is infill, custom or rebuild. We price per plan with full division coverage, including sitework and utilities where the lot is raw.
Watch for: Lot grading, utility trenching, caliche excavation
Commercial shell and tenant improvement
Retail, medical and office work along the major corridors is often a shell plus a separate TI package. We estimate both, keeping base-building and tenant scopes in separate divisions so the landlord and tenant shares are clear.
Watch for: Demising walls, storefront, MEP tie-ins, ADA upgrades
Industrial and warehouse
Distribution and light manufacturing buildings need slab, tilt-up or masonry, racking loads and heavy power. We take off flatwork by thickness and joint spacing, and count electrical gear and dock equipment as separate line items.
Watch for: Slab thickness, dock equipment, power service size
Additions and ADUs
Garage conversions and detached units on older lots require matching existing construction and confirming what the existing service can carry. We measure the tie-in scope carefully rather than assuming new-construction rates.
Watch for: Existing service capacity, roof tie-in, foundation match
Reroofs and building envelope
Inland heat and monsoon-driven rain age roofing and stucco faster than coastal climates. We take off tear-off, sheathing replacement, underlayment, flashing and coatings by area, with allowances for deck repair found after tear-off.
Watch for: Deck condition, flashing details, title 24 cool-roof requirements
Local factors
What changes a construction estimate in San Bernardino
Two estimates for the same square footage can diverge sharply here, because the ground, the code cycle and the logistics of the site all move the numbers. These are the drivers we adjust for.
Code cycle and permitting
California adopts new building, energy, plumbing, mechanical and electrical code editions on a statewide cycle, and the city enforces the editions it has adopted. Energy compliance, cool-roof and solar requirements, and fire-rated assembly details all change quantities. Confirm the adopted editions and any local amendments with the San Bernardino building department before you lock your bid.
IBC · IECC · NEC · San Bernardino building departmentSoils and foundation conditions
Alluvial fan deposits, caliche-cemented layers and variable groundwater depths mean footing and slab designs change from parcel to parcel. Over-excavation, import, recompaction and shoring are real line items here, not allowances. A geotechnical report is the single most useful document you can send with the plans.
Geotechnical report · over-excavation · caliche · shoringHeat, wind and seismic design
Summer design temperatures inland raise HVAC capacity and duct sizes, and the same climate drives roof and coating selection. Seismic design categories and wind exposure affect hold-downs, shear nailing and anchorage. Each of these shows up as quantity, not just specification, in a proper takeoff.
ASHRAE design conditions · seismic design category · wind exposure · Title 24Labor availability and wage rates
Inland Empire labor rates run below coastal markets but crews are shared across a large geographic area, so mobilization and overtime assumptions matter. We price with ZIP-code-adjusted labor and state the crew assumptions, so you can substitute your own rates and see the effect.
ZIP-code-adjusted labor · crew assumptions · mobilization · prevailing wage where applicableSitework, drainage and land use
Large parcels on the city's edges need mass grading, retaining walls, storm drainage and utility extensions before any building starts. Drainage and dust-control requirements during grading add measurable cost. We take off sitework by cut and fill volumes and linear feet of pipe, not by a percentage of the building.
Mass grading · storm drainage · retaining walls · utility extensionsMaterials, logistics and fees
San Bernardino sits at the junction of several freeways, which helps material delivery but also means long hauls from some suppliers and yards. Sales tax on materials, permit and plan-check fees, and school or development impact fees are separate from construction cost and should be shown separately in your budget.
Sales tax · permit fees · impact fees · freightSan Bernardino estimating guide
How San Bernardino conditions show up in a takeoff, trade by trade
San Bernardino's mix of infill multifamily, industrial tilt-up, and older commercial remodels puts pressure on five trades in particular. Here is what we watch in each.
Sitework and grading
Much of San Bernardino sits on alluvial fan deposits and decomposed granite, so a takeoff that assumes uniform cut is going to miss. We separate unclassified excavation from rock excavation, and we carry a line for over-excavation and recompaction at building pads because the geotech report often calls for 12 to 24 inches of removal. Drainage is its own section: curb inlets, area drains, and the connection to the city's storm system. If your project is in the foothill areas near the San Bernardino Mountains, expect more import or export than a flatland site. Our sitework estimating services break these out by CSI division so you can see the dirt number separately from the concrete number.
Framing and drywall
Wood-framed multifamily over podium is the dominant residential type in the city's permit data, and that means a lot of repetitive wall types. We build a wall-type matrix from the architectural sheets and take off studs, plates, headers, sheathing, and hold-downs by type, then apply a waste factor. Typical waste for dimensional lumber runs 5 to 10 percent depending on cut complexity. Drywall gets its own takeoff by board thickness, type (standard, moisture-resistant, fire-rated), and finish level, because a Level 5 finish in a corridor costs more than a Level 3 in a closet. Our framing estimating services cover the structural side; the drywall lines sit in Division 09.
MEP systems
California's Title 24 energy requirements push HVAC sizing and duct design, and the state's plumbing and mechanical codes are adopted locally, so confirm the edition with the San Bernardino building department. We take off ductwork by pound and by linear foot, refrigerant lines by size, and equipment by schedule. For plumbing, we separate domestic water, sanitary, and vent, and we carry fixture counts from the plumbing plans. Electrical gets a panel schedule takeoff, feeder and branch counts, and a separate line for fire alarm devices. Our MEP estimating services handle the coordination between divisions so you are not double-counting hangers or sleeves.
Concrete and foundations
Post-tensioned slabs and spread footings dominate low-rise multifamily here, with mat slabs under the taller podium work. We take off concrete by mix design and placement method, not by a single cubic-yard number, because pump versus chute changes the labor line. Anchor bolt templates, embeds, and dowels into existing footings on additions are common miss items. For warehouse and industrial work along the 215 and 210 corridors, we carry slab thickness, joint layout, and FF/FL tolerance separately. See our concrete estimating services and foundation estimating services for the level of detail we include on rebar, formwork, and vapor barrier.
Roofing
Inland Empire heat and UV drive the roofing spec. On low-slope commercial and multifamily, we see modified bitumen and single-ply membranes with high solar reflectance to meet California's energy code. We take off by roof plan area, then add for parapet walls, penetrations, and crickets. On steep-slope residential, tile and composition shingles are common, and we count ridge, hip, valley, and starter separately. Flashing at wall intersections and around HVAC curbs is where bids leak. Our roofing estimating services include a line-item breakdown by system so you can compare a 60-mil TPO against a two-ply modified system on the same roof area.
Scope gaps we see on San Bernardino bids
- Over-excavation and recompaction at building pads, often required by the geotechnical report but left out of the sitework bid.
- Anchor bolt templates, embeds, and dowels into existing footings on additions and tenant improvements.
- Fire-rated wall assemblies and the associated drywall, insulation, and firestopping at shaft and corridor walls.
- Roofing flashings at parapets, curbs, and wall intersections, which are frequently excluded or listed as 'by others'.
- Title 24 compliance items such as high-reflectance roofing, economizers, and lighting controls, which show up late in the permit set.
- Final cleaning, testing and balancing, and commissioning, which are often omitted from subcontractor scopes on commercial work.
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 San Bernardino project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check San Bernardino 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 San BernardinoMaterial 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: three-story wood-framed multifamily over podium, San Bernardino
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Podium slab, 8" thick, 5,000 psi | 1,850 | SF |
| 05 12 00 | Structural steel, podium framing | 12.5 | TON |
| 06 10 00 | Wood framing, exterior walls, 2x6 | 4,200 | LF |
| 06 10 00 | Wood framing, interior partitions, 2x4 | 6,800 | LF |
| 07 50 00 | TPO roofing, 60-mil, adhered | 9,600 | SF |
| 09 21 16 | Gypsum board, 5/8" Type X, corridors | 7,400 | SF |
| 09 30 00 | Ceramic tile, unit bathrooms | 1,200 | SF |
| 23 31 00 | Ductwork, galvanized, rectangular | 3,100 | LB |
Worked example: exterior wall framing for a San Bernardino multifamily building
This example uses illustrative dimensions for a three-story, wood-framed multifamily building over a podium. The goal is to show how we move from plan dimensions to a priced quantity with waste.
Assume the exterior wall length is 240 linear feet and the wall height is 10 feet floor-to-floor, with three floors. The wall area is 240 × 10 × 3 = 7,200 square feet. Studs are spaced at 16 inches on center. For a 10-foot wall, you need one stud per 16 inches plus one for the end, so 240 ÷ 1.333 = 180 studs per floor, plus one = 181. For three floors, 181 × 3 = 543 studs. Add a typical 5 percent waste for cutting and culling: 543 × 1.05 = 570 studs.
Plates: top and bottom plates require two lines per floor. Linear feet of plates = 240 × 2 × 3 = 1,440 LF. Add 5 percent waste: 1,512 LF. Sheathing: wall area 7,200 SF. Subtract openings: assume 12 windows per floor at 15 SF each and 6 doors per floor at 21 SF each. Openings per floor = (12 × 15) + (6 × 21) = 180 + 126 = 306 SF. For three floors, 918 SF. Net sheathing area = 7,200 − 918 = 6,282 SF. Add 10 percent waste for sheathing: 6,282 × 1.10 = 6,910 SF.
Headers: count openings. 12 windows + 6 doors = 18 openings per floor, 54 total. Assume average header length of 4 feet, so 54 × 4 = 216 LF of header material.
Hold-downs and hardware: these are counted from the structural sheets, not by formula. We list them by type and quantity.
| Step | Calculation | Quantity | Unit |
|---|---|---|---|
| Wall area | 240 × 10 × 3 | 7,200 | SF |
| Studs per floor | 240 ÷ 1.333 + 1 | 181 | EA |
| Studs, 3 floors | 181 × 3 | 543 | EA |
| Studs with 5% waste | 543 × 1.05 | 570 | EA |
| Plates | 240 × 2 × 3 | 1,440 | LF |
| Plates with 5% waste | 1,440 × 1.05 | 1,512 | LF |
| Openings | (12×15 + 6×21) × 3 | 918 | SF |
| Net sheathing | 7,200 − 918 | 6,282 | SF |
| Sheathing with 10% waste | 6,282 × 1.10 | 6,910 | SF |
| Headers | 54 × 4 | 216 | LF |
These quantities feed into our framing estimating services, where they are priced with ZIP-code-adjusted material and labor rates for San Bernardino. The dimensions are illustrative; your plans will govern.
FAQ
San Bernardino construction estimating questions
What types of projects do you estimate most in San Bernardino?
We see a mix of multifamily, industrial, and commercial tenant improvements. The city's 2025 permit data shows 87 new privately-owned residential units, with 82 of those multifamily, so wood-framed apartment and condo work is a large share. We also handle tilt-up warehouse shells, retail remodels, and school or municipal work. Each type has its own takeoff rhythm, and we adjust the level of detail accordingly.
How do you handle San Bernardino's soils in a foundation takeoff?
We read the geotechnical report first. If it calls for over-excavation and recompaction, we add those lines to the sitework section and note the assumed depth. For foundations, we take off spread footings, continuous footings, and slab-on-grade separately, and we include reinforcing steel by bar size and spacing. Expansive soils are common in parts of the Inland Empire, so post-tensioned slabs show up often. We do not guess at soil conditions; we price what the report specifies.
Do you include Title 24 energy compliance items in your estimates?
Yes, when the plans show them. We carry high-reflectance roofing, cool roof ratings, economizers, high-efficacy lighting, and lighting controls as separate lines. Title 24 is a statewide code, but the adopted edition and local amendments can vary, so confirm with the San Bernardino building department. We flag any compliance item that appears on the plans but not in the specifications, so you can ask the designer before you bid.
What is your turnaround time for a San Bernardino estimate?
Most projects are returned in 24 to 48 hours. Rush service is available if you have a bid deadline sooner. The actual time depends on the size and completeness of the plan set. A full multifamily takeoff with MEP and sitework takes longer than a single-trade framing takeoff. We confirm the schedule when you send the plans.
How do you price labor for San Bernardino?
We use RSMeans data adjusted by ZIP code for both material and labor. San Bernardino County labor rates differ from Los Angeles and Orange County, and we apply the local factor. We also account for prevailing wage when the project is publicly funded. If you have your own labor rates, we can plug those in instead. The goal is to give you a number you can defend to your subcontractors and your client.
Can you estimate a tenant improvement in an existing San Bernardino building?
Yes. Tenant improvements require a different approach because you are working with existing conditions. We take off demolition separately, then new partitions, ceilings, finishes, and MEP. We watch for tie-ins to existing systems, which often require site verification. If the building is older, we note potential hazardous materials abatement as a separate line, since that is typically a specialty subcontractor scope.
What deliverables do you provide?
You receive an Excel workbook and a PDF, organized by CSI MasterFormat division, with marked-up plan sets showing what we measured. The Excel file is set up so you can adjust quantities, add your own pricing, and sort by division. We also include a list of assumptions and exclusions, which helps you compare our numbers against your subcontractor bids.
Do you cover nearby cities like Fontana and Irvine?
Yes. We cover San Bernardino and the surrounding region, including Fontana, Irvine, Chula Vista, Fremont, Modesto, and Oxnard. Our California construction estimating services page lists the full coverage area. If your project is in a city not listed, ask us; we can usually accommodate it.
Where does the permit data in this page come from?
The permit figures come from the U.S. Census Bureau's Building Permits Survey for 2025, which counts new privately-owned residential units permitted by the city itself. It does not include commercial, industrial, or public projects, and it does not include additions or alterations. That is why the unit count is a narrow slice of overall construction activity in San Bernardino.
How do I send my plans for a quote?
Use our get an estimate page to upload your plans and specifications. Include the project address, the bid date, and any specific trades you want us to focus on. If you have a geotechnical report or a Title 24 report, send those too. We will confirm receipt and give you a delivery date.
Other California cities we cover
Popular services in San Bernardino
Send your San Bernardino project plans for a quote
Upload your plans and we will return a division-by-division takeoff in Excel and PDF, typically within 24 to 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.