You send the bid set: architectural, structural, MEP, and civil drawings with the project manual. We return a full commercial estimate organized by CSI MasterFormat division, with quantities you can trace back to a marked-up sheet. That structure matters when the GC asks how you priced Division 09 finishes or when the owner wants a UNIFORMAT roll-up. Our commercial estimating services cover ground-up buildings, tenant improvements, and additions across office, retail, restaurant, hospitality, healthcare, education, religious, senior living, self-storage, and mixed-use work. If your project is residential, use Residential Estimating Services; if it is industrial, Industrial Estimating Services is the right page. For state-specific labor and material factors, see our Texas, California, Florida, and New York pages.
- Deliverable
- Excel estimate + marked-up PDF plans
- Organized by
- CSI MasterFormat section
- Turnaround
- 24–48 hours for most projects
- Pricing
- ZIP-code-adjusted material and labor pricing
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
The estimate is built in Bluebeam Revu and PlanSwift with RSMeans data adjusted by ZIP code. We do not guess: every line item carries a unit, a waste factor where typical, and a drawing reference. Turnaround is 24–48 hours for most projects, with rush available. When you need a number you can defend, get an estimate and we will confirm scope and schedule before starting. We also check that the architectural and structural grids align, log every sheet by discipline and date, and request missing sheets before takeoff begins. If the civil drawings use a different origin, we note it and adjust quantities to the building grid. For projects with multiple buildings or phases, we separate quantities by building and phase so you can price each independently.
The estimate includes a summary by division and a detailed line-item breakdown, so you can see exactly where the money is going. We also provide a list of assumptions and clarifications, stating what is included, what is excluded, and what is priced as an allowance. This transparency helps you defend your bid and avoid surprises during construction. When you send your plans, we review them for completeness and flag any missing information that could affect the estimate. Our goal is to give you a number you can trust, backed by quantities you can verify. If you are comparing commercial estimating companies, ask for the marked-up set and the assumptions page; that is where the difference shows.
What our commercial takeoff services cover
A commercial estimate is not a single number; it is a set of quantities tied to spec sections. We take off the full building shell, interiors, and site work that appears on the bid set. The list below shows the divisions we price on a typical commercial project. If a scope is design-build or not yet documented, we price it as an allowance and flag it for your review.
Demolition & Sitework
Selective demolition, saw-cutting, excavation, backfill, and grading quantities priced from civil and architectural drawings.
CY · SF · LFConcrete & Masonry
Footings, slabs, walls, columns, CMU, brick veneer, reinforcement, lintels, and flashing measured and priced.
CY · SF · EAStructural Steel & Wood
Steel tonnage, joists, deck, cold-formed framing, rough carpentry, blocking, sheathing, and trusses.
TON · LF · SFRoofing & Waterproofing
Roof membrane, insulation, sealants, firestopping, and below-grade waterproofing quantities with typical waste.
SF · LF · GALDoors, Windows & Glazing
Hollow metal doors, frames, hardware sets, storefront glazing, and specialty openings counted and priced.
EA · SFInterior Finishes
Gypsum board, acoustical ceilings, tile, paint, and flooring measured by area with typical waste factors.
SF · LF · EAFire Suppression & Plumbing
Sprinkler mains, branch lines, head counts, domestic water, sanitary, and fixture counts priced by system.
LF · EAHVAC & Electrical
Equipment, ductwork, hydronic piping, controls, devices, conduit, wire, panels, and lighting quantified.
TON · LF · EAWhat every commercial estimating takeoff includes
- Div 02 Existing Conditions: demolition, saw-cutting, and selective removal
- Div 03 Concrete: footings, slab-on-grade, elevated slabs, walls, and columns
- Div 04 Masonry: CMU, brick veneer, reinforcement, lintels, and flashing
- Div 05 Metals: structural steel tonnage, joists, deck, and cold-formed framing
- Div 06 Wood: rough carpentry, blocking, sheathing, and wood trusses
- Div 07 Thermal & Moisture: roofing membrane, insulation, sealants, and firestopping
- Div 08 Openings: hollow metal doors, frames, hardware sets, and storefront glazing
- Div 09 Finishes: gypsum board, acoustical ceilings, tile, and paint
- Div 21 Fire Suppression: sprinkler mains, branch lines, and head counts
- Div 22 Plumbing: domestic water, sanitary, and fixture counts
- Div 23 HVAC: equipment, ductwork, hydronic piping, and controls
- Div 26 Electrical: devices, conduit, wire, panels, and lighting
- Div 31 Earthwork: excavation, backfill, and grading
- Div 32 Exterior Improvements: concrete paving, curbs, and landscaping allowances
How we take off a commercial construction project
- Log and orient the setWe log every sheet by discipline and date, then confirm the architectural and structural grids align. If the civil drawings use a different origin, we note it and adjust quantities to the building grid. Missing sheets are requested before takeoff starts. We also check the title block for the latest revision and addenda, because pricing an old detail is the fastest way to lose money on a bid.
- Set up assemblies and waste factorsFor each wall type, roof system, and floor assembly, we build a takeoff assembly in PlanSwift. That assembly carries the layers, the waste factor (typical 5–10% for board, 3–5% for concrete), and the unit of measure. This keeps quantities consistent across floors. Assemblies also let us adjust a single input—such as wall height—and update every affected division at once.
- Measure by divisionWe measure concrete from foundation plans, steel from structural plans, and finishes from architectural plans. Each quantity is linked to a drawing and a spec section. Where dimensions conflict, we use the structural drawing for structure and the architectural for finishes, and flag the conflict. We also cross-check schedules—door, window, and finish schedules—against the plans to catch missing items.
- Price with ZIP-adjusted dataMaterial and labor rates come from RSMeans data adjusted to the project ZIP code. We apply the correct crew mix for each line item and add sales tax where applicable. Allowances are priced as lump sums and listed separately. For prevailing wage or Davis-Bacon projects, we switch to the applicable wage determination and note the rate basis in the estimate.
- Review and markupA senior estimator checks quantities against the drawings and the spec book. We mark up the plan set in Bluebeam Revu with clouded areas and quantity tags. The marked-up PDF goes to you with the Excel estimate. During review, we also verify that the estimate totals reconcile with the summary sheet and that no division is double-counted.
- Deliver and supportWe deliver the Excel estimate, PDF, and marked-up drawings within 24–48 hours. After delivery, we schedule a review call to walk through the numbers and answer scope questions. If your bid deadline shifts or addenda are issued, we update the takeoff and reissue the estimate. Rush delivery is available when you need the number sooner.
What we need from you
- Bid setArchitectural, structural, MEP, and civil drawings in PDF. The latest revision and addenda are required to avoid pricing old details.
- Spec bookProject manual with CSI sections. We use it to confirm materials, finishes, and execution requirements that affect cost.
- Bid dateYour deadline tells us whether to schedule standard 24–48 hour turnaround or a rush slot.
- Scope notesAny inclusions or exclusions you already know, such as owner-furnished equipment or site work by others.
- Wage requirementDavis-Bacon, state prevailing wage, or open shop. This changes labor rates and must be stated upfront.
- Site addressThe ZIP code drives material and labor adjustments. A site address also helps with sales tax and freight.
Sample commercial quantity takeoff format
The table below shows how a commercial estimate is organized. Each line carries a CSI section, a quantity, a unit, and a drawing reference.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 03 30 00 | Cast-in-place concrete, slab-on-grade, 5 in thick, 4000 psi | 18,400 | SF | S-101 |
| 05 12 00 | Structural steel, columns and beams, including connections | 86 | TON | S-201 |
| 09 29 00 | Gypsum board, 5/8 in Type X, one layer each side, 10 ft high | 12,600 | SF | A-301 |
| 08 11 13 | Hollow metal door and frame, 3 ft × 7 ft, 20 min rated | 34 | EA | A-601 |
| 23 31 00 | HVAC ductwork, galvanized steel, rectangular, 24 in × 12 in | 1,850 | LB | M-401 |
| 26 05 19 | Conductors and cables, THHN, branch circuits, #12 AWG | 9,400 | LF | E-501 |
| 21 13 13 | Sprinkler heads, pendent, 155°F, quick response | 186 | EA | FP-101 |
| 04 20 00 | CMU wall, 8 in nominal, reinforced, 8 ft high | 4,200 | SF | A-401 |
| 07 54 00 | TPO roofing membrane, 60 mil, fully adhered | 22,500 | SF | A-501 |
| 22 11 16 | Domestic water piping, Type L copper, 1 in | 680 | LF | P-301 |
Units of measure in commercial cost estimating
Commercial takeoffs use a mix of units depending on the trade. The table below shows the ones you will see in our estimate, with the method behind each.
| Item | Unit | How it's measured |
|---|---|---|
| Concrete footings and walls | CY | Volume from plan dimensions: length × width × depth ÷ 27 |
| Slab-on-grade and elevated slabs | SF | Area by thickness, then converted to CY for concrete and SF for formwork |
| Structural steel | TON | Weight from member sizes and lengths, plus connection allowance |
| Cold-formed framing | LF | Wall length by height, converted to SF of studs and track |
| Gypsum board | SF | Wall and ceiling area by board layer, including waste factor |
| Roofing membrane | SQ | 100 SF squares, including flashing and edge metal |
| Doors and frames | EA | Count by type, size, and hardware set |
| Sprinkler heads | EA | Count by coverage area and hazard classification |
| Ductwork | LB | Weight from gauge and size, plus LF for insulation |
| Electrical devices | EA | Count by type from panel schedules and floor plans |
| Excavation and backfill | CY | Volume from cut/fill calculations and trench dimensions |
| Paint and coatings | GAL | Area by substrate, divided by coverage rate per coat |
Worked example: takeoff of a CMU exterior wall
This walkthrough shows how we take off a typical exterior wall assembly. The dimensions are illustrative and used only to show the calculation steps. In a real takeoff, we measure from the architectural and structural sheets and reference each quantity to a sheet number.
Scope: 8 in nominal CMU wall, 12 ft high, with #5 vertical reinforcement at 32 in on center, horizontal joint reinforcement every other course, and a bond beam at the top course.
Step 1 — Wall area. The wall runs 120 LF along the north elevation. Height is 12 ft from top of footing to top of wall. Net area before openings: 120 LF × 12 ft = 1,440 SF. Deduct two overhead doors at 10 ft × 10 ft = 200 SF. Net wall area: 1,440 − 200 = 1,240 SF.
Step 2 — CMU count. A standard 8 in × 8 in × 16 in CMU covers 8 in × 16 in = 128 sq in = 0.889 SF per unit. Without waste: 1,240 SF ÷ 0.889 = 1,395 blocks. Typical waste for CMU is 5%. Waste: 1,395 × 0.05 = 70 blocks. Total: 1,395 + 70 = 1,465 blocks. We round to 1,470 and note the waste as a separate line.
Step 3 — Mortar. Mortar volume per block is roughly 0.0025 CY for 8 in CMU. Total mortar: 1,465 × 0.0025 = 3.66 CY. We add 10% waste for mixing and spillage: 3.66 × 1.10 = 4.03 CY. We price mortar by CY or by bag, depending on the spec.
Step 4 — Vertical reinforcement. #5 bars at 32 in on center. Number of bars: 120 LF ÷ 2.67 ft = 45 bars. Each bar runs full height plus lap: 12 ft + 2 ft lap = 14 ft. Total length: 45 × 14 = 630 LF. Convert to tons: #5 bar weighs 1.043 lb/ft. 630 × 1.043 = 657 lb = 0.33 tons. Add 5% waste for cutting: 0.35 tons.
Step 5 — Horizontal joint reinforcement. Every other course. Wall height 12 ft = 144 in. Course height 8 in. Number of courses: 144 ÷ 8 = 18. Joint reinforcement every other course = 9 lines. Each line runs the wall length: 9 × 120 = 1,080 LF. Add 5% waste: 1,134 LF.
Step 6 — Bond beam. Top course is a bond beam. Length: 120 LF. Bond beam blocks are typically 8 in × 8 in × 16 in, same coverage as standard CMU. Count: 120 LF ÷ 1.33 ft per block = 90 blocks. Add 5% waste: 95 blocks. Include two #5 continuous bars: 120 LF × 2 = 240 LF. Weight: 240 × 1.043 = 250 lb = 0.13 tons.
Step 7 — Summary. CMU: 1,470 blocks. Mortar: 4.03 CY. Vertical rebar: 0.35 tons. Joint reinforcement: 1,134 LF. Bond beam: 95 blocks, 0.13 tons rebar. We then price each line with ZIP-adjusted material and labor rates, apply the correct crew mix, and add the wall to the Div 04 summary. Every quantity carries a drawing reference and a note on the waste factor used.
What moves the number in commercial project estimating
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Exterior wall assembly
Brick veneer on CMU prices differently from metal stud with EIFS or a curtain wall. The assembly drives Div 04, Div 05, Div 07, and Div 08 quantities. We take off each assembly by SF of wall area and apply the correct waste factor for the material.
Brick veneer on CMU prices differently from metal stud with EIFS or a curtain wall. The assembly drives Div 04, Div 05, Div 07, and Div 08 quantities. We take off each assembly by SF of wall area and apply the correct waste factor for the material.
Structural steel, cast-in-place concrete, and load-bearing masonry each carry different unit costs and different follow-on trades. Steel requires fireproofing and connection design; concrete requires formwork and rebar. The frame choice also changes the foundation load and slab thickness.
TPO, EPDM, modified bitumen, and standing seam metal are priced by the square (100 SF). Insulation thickness, cover board, and flashing details add layers. We take off roof area by system and add edge metal and penetration flashing by LF.
A restaurant with a full commercial kitchen and grease duct costs more per SF than an open office. Healthcare and laboratory projects add medical gas, clean rooms, and redundant systems. We count fixtures and devices from the schedules, not from a rule of thumb.
Rock, high water table, or contaminated soil changes excavation cost. We take off cut and fill from the civil drawings and note where a geotechnical report is needed. Haul-off distance and backfill import are priced separately.
Projects in high seismic or high wind zones require additional bracing, anchorage, and detailing. We check the adopted code edition with the local building department and add seismic bracing for MEP systems and structural connections as required. This can add significant cost to Div 05 and Div 23.
Prevailing wage, union labor, and overtime shift labor rates. A compressed schedule may require multiple shifts or added crews, which increases labor cost. We adjust labor rates based on the wage requirement you provide and note any schedule-driven premiums.
Common scope gaps we catch in commercial bid estimating
These items are frequently missed because they sit between divisions or in general notes. We flag them during takeoff so your bid does not carry the risk.
- Firestopping at rated wall and floor penetrations (Div 07 84 00) is often shown only in a detail on the architectural sheets. We count penetrations by type and add them as a line item.
- Roof screen walls, equipment curbs, and roof blocking appear on the roof plan but not in the structural drawings. We measure them by LF and include them in Div 06 or Div 07 as appropriate.
- Overhead door and dock equipment support steel is sometimes shown on the equipment cut sheets, not the structural plans. We add the support steel by TON and note the source.
- Blocking and backing for wall-mounted fixtures, TVs, and grab bars is rarely dimensioned. We include a typical allowance per fixture and note it as a quantity to confirm.
- Door hardware sets with closers, electrified hardware, and keying are listed in the hardware schedule but not always priced with the doors. We price each set by EA and include cylinder and keying.
- Seismic bracing for duct, pipe, conduit, and cable tray is required in high seismic zones but often omitted from the MEP drawings. We add bracing by LF or EA based on the code year and note the jurisdiction.
- Elevator pit, machine room, and hoistway construction scope is split between the elevator vendor and the GC. We list the pit, machine room, and hoistway walls as separate line items with a note on responsibility.
- Temporary power, temporary lighting, and construction hoist are general conditions items that vary by schedule. We price them as a lump sum based on the project duration you provide.
- Fire-rated joint systems at floor and wall assemblies are specified in Div 07 but require coordination with the structural frame. We include them by LF and note the required UL design number.
- Testing, adjusting, and balancing (TAB) and commissioning scope is often a separate contract. We list it as an allowance and flag it for your decision.
- Cut and patch for MEP rough-ins and post-install penetrations is a real cost on every commercial job. We include it as a percentage of the MEP rough-in value and note the basis.
- Final cleaning, exterior concrete flatwork, and landscaping allowances are sometimes excluded from the GC's bid by mistake. We carry them as line items so you can decide whether to include them.
Exterior wall assemblies: what changes the number
The exterior wall assembly is one of the largest cost drivers in a commercial building. The table compares common assemblies by the units we take off and the pricing inputs that move them.
| Assembly | Primary units | Typical waste factor | Pricing inputs that move it |
|---|---|---|---|
| Brick veneer on CMU | SF of wall, EA of brick, CY of mortar | 5% for brick and CMU | Brick type, mortar color, reinforcement, flashing, and lintels |
| Metal stud with EIFS | SF of wall, LF of studs, SF of sheathing | 7–10% for board and sheathing | Stud gauge and spacing, sheathing type, EIFS thickness, and finish |
| Precast concrete panel | SF of panel, TON of embed steel | 3–5% for panels | Panel size, finish, connection type, and crane time |
| Curtain wall | SF of glazing, LF of framing | 3–5% for glass | Glass type, frame finish, thermal performance, and anchorage |
| Insulated metal panel | SF of panel, LF of trim | 5% for panels | Panel thickness, profile, and attachment system |
| Tilt-up concrete | SF of panel, CY of concrete | 3–5% for concrete | Panel thickness, reinforcement, and lifting inserts |
| Stucco on frame | SF of wall, LF of lath | 10% for stucco | Lath type, scratch and brown coats, finish texture, and control joints |
Codes, standards, and spec sections that affect quantities
Commercial codes and standards drive quantities in ways that are easy to miss. The International Building Code (IBC) sets occupancy classifications, construction types, and fire-resistance ratings. Those ratings determine wall and floor assemblies, which in turn drive gypsum board layers, firestopping, and fire-rated joint systems. The International Energy Conservation Code (IECC) sets minimum insulation R-values and glazing U-factors, which change roof and wall assembly thickness and window specifications. The National Electrical Code (NEC) and the International Plumbing Code (IPC) or Uniform Plumbing Code (UPC) set device counts, pipe sizing, and fixture requirements. NFPA 13 governs sprinkler head spacing and coverage, which directly affects head counts and pipe quantities. For example, a one-hour rated corridor wall may require two layers of 5/8 in. gypsum board on each side, while a two-hour shaft wall may require additional layers and specific firestopping at penetrations. These differences multiply across a large building.
We reference CSI MasterFormat sections in the estimate so you can trace each line to the spec. For example, Div 07 84 00 covers firestopping, Div 08 11 13 covers hollow metal doors and frames, and Div 21 13 13 covers sprinkler systems. The adopted code edition varies by state and city, and local amendments can add requirements. Always confirm the adopted code edition and any local amendments with the local building department before finalizing your bid. We note the code year we used in the estimate assumptions and flag any scope that depends on a specific edition. This helps you avoid surprises during permit review and ensures your bid reflects the actual requirements for your project location.
Who uses this commercial estimate for contractors
General contractors
You need a complete bid to submit on time. Our CSI-organized estimate lets you check scope by division, adjust markups, and plug in your own general conditions. The marked-up drawings help you defend the number in a bid review.
Subcontractors
You bid one or two divisions and need accurate quantities to price your scope. We provide a division-level takeoff with units and references so you can apply your own labor rates and material quotes.
Developers and owners
You need a budget before design is complete. We price from conceptual drawings and add allowances for undefined scope, giving you a number to carry in the pro forma with clear assumptions.
Architects
You want a cost check during design to keep the project on budget. Our estimate by CSI division shows where the money is going, so you can adjust finishes or systems before the bid set is issued.