A construction estimating consultant reviews the numbers you already have. You send the plan set, specifications, bid form and your current estimate or budget. We audit quantities against the drawings, check pricing against ZIP-code-adjusted RSMeans data and recent quotes, and flag scope gaps before you commit to a number. This is advisory work, not a production takeoff. It fits when a bid is due, when a budget has to be defended to a lender, when a change order needs a second opinion, or when an owner wants an independent read on a contractor's proposal. We organize every review by CSI MasterFormat division and return it in Excel and PDF with a marked-up plan set. The same discipline we apply to Construction Estimating Services is turned on your existing estimate, so you see exactly which line items move. If you are deciding between a full takeoff and a review, start with Quantity Takeoff Services or send the estimate for an Estimate Review & Second-Opinion Audit.
- 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
Our review is built for construction estimator teams and for construction estimate for contractors who need a second set of eyes before bid day. We check material takeoff lines across division 03 concrete, division 05 metals, division 09 finishes, division 22 plumbing and division 26 electrical, and we verify labor and material pricing against current market data. Every bid package is checked for missing scope, unit errors and duplicate lines. We work in Bluebeam Revu, PlanSwift and RSMeans data, and we can review an on-screen takeoff or a spreadsheet model. If your team needs outsourced construction estimating for overflow, we can scale to that through Outsource Estimating Services.
We also support subcontractor estimating services and general contractor estimating workflows, including Uniformat-level rollups when a lender or owner asks for them. For change orders and schedule of values, we tie review comments back to Change Order Estimating and Schedule of Values Preparation. If your project needs a quantity surveyor's view, see Quantity Surveyor Services, and for 5D model-based checks, BIM Estimating Services (5D) covers model quantity extraction. Turnaround is 24–48 hours for most projects, with rush available.
What our construction cost consultant review covers
We work from the documents you provide and test the estimate against them. The review covers quantity verification, pricing basis, scope completeness and risk exposure. You get comments on each division, a list of missing items, and a revised summary you can use for a bid, a budget or a negotiation.
Quantity verification against architectural
Quantity verification against architectural, structural and MEP sheets
Pricing check against ZIP-adjusted RSMeans data and your quotes
Pricing check against ZIP-adjusted RSMeans data and your quotes
Division-by-division scope review from 01 00 00 through 33 00 00
Division-by-division scope review from 01 00 00 through 33 00 00
General conditions build-up from supervision days and temporary facilities
General conditions build-up from supervision days and temporary facilities
Escalation review on long-lead items such as switchgear and steel
Escalation review on long-lead items such as switchgear and steel
Sales tax and freight check at the project ZIP combined rate
Sales tax and freight check at the project ZIP combined rate
Allowance review with stated quantity and unit price basis
Allowance review with stated quantity and unit price basis
Bond and insurance rate check against contract amount
Bond and insurance rate check against contract amount
What every construction estimating consultant takeoff includes
- Quantity verification against architectural, structural and MEP sheets
- Pricing check against ZIP-adjusted RSMeans data and your quotes
- Division-by-division scope review from 01 00 00 through 33 00 00
- General conditions build-up from supervision days and temporary facilities
- Escalation review on long-lead items such as switchgear and steel
- Sales tax and freight check at the project ZIP combined rate
- Allowance review with stated quantity and unit price basis
- Bond and insurance rate check against contract amount
- Marked-up plan set showing where quantities were measured
- Written opinion on bid risk and recommended contingency
- Comparison of your number to historical cost on similar projects
How we run outsourced construction estimating review
- Document intake and indexingWe log the plan set by sheet number and date, note the specification sections and confirm the bid form. Missing sheets — often the structural general notes, the mechanical schedules or the civil utility plan — are requested before we start. This step prevents reviewing against a superseded set. We also check addenda dates against the sheet index to ensure we are working from the latest issue.
- Quantity spot-check by divisionWe measure representative line items in Bluebeam Revu and PlanSwift: footing and slab volumes in CY, formwork contact area in SF, gypsum board by wall type, duct weight from schedules, conduit and conductor in LF, and cut/fill in CY. The goal is not a full takeoff but enough measurement to test your quantities. We compare our measured quantities to yours and flag variances greater than 5% for review.
- Pricing basis auditEach unit price is compared to ZIP-code-adjusted RSMeans data, your subcontractor quotes and historical cost from comparable projects. We flag lines where the price is a percentage, a round number or an allowance without a stated quantity. Sales tax and freight are checked at the project ZIP combined rate. We also note where a quote should replace a database price to reduce risk.
- Scope gap and risk reviewWe walk the drawings for items that commonly fall between divisions: cut and patch for MEP rough-in, roof flashing and counterflashing in LF, site utilities from the property line, testing and special inspections, and temporary protection in renovations. Each gap is listed with the sheet or spec section where it appears. We also check for items like firestopping, seismic bracing and roof drains that are often missed.
- Marked-up set and written commentsQuantities we measured are marked on the plan set and tied to the Excel line items. Comments explain what changed, why, and what the number should be. You get a revised summary, a list of missing items, and a short opinion on contingency and bid risk. The marked-up set uses cloud annotations and dimension lines so you can trace each quantity.
- Review call and revisionWe walk through the findings on a call, answer questions on specific divisions, and issue a revised file if you send updated quotes or a revised sheet. Most reviews are returned in 24–48 hours, with rush available when a bid date is close. The call is typically 30–60 minutes and can include your team members.
What we need from you
- Plan setArchitectural, structural, civil, mechanical, electrical and plumbing sheets, with the issue date and any addenda.
- SpecificationsProject manual with CSI sections, so we can check scopes like 07 92 00 joint sealants and 09 29 00 gypsum board.
- Current estimateYour Excel or PDF estimate with quantities, units and unit prices, including any allowances and general conditions.
- Bid form and scheduleThe bid form, alternates, unit price schedule and the construction schedule, so escalation and overtime can be reviewed.
- Quotes and buyoutSubcontractor and supplier quotes you have received, so we can compare your pricing basis to the market.
- Project ZIP and tax rateThe project ZIP code for material and labor pricing, and the combined sales tax rate that applies.
Sample construction bid preparation comments by division
A short extract from a review showing how comments are tied to a CSI section, a quantity and a drawing reference.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 03 30 00 | Slab-on-grade 5" thick, 12,400 SF — quantity matches S-101 | 191.4 | CY | S-101 |
| 05 12 00 | Structural steel tonnage 84 TON — connection material not carried | 84 | TON | S-301 |
| 07 92 00 | Joint sealants 2,850 LF — backer rod and sealant quantity omitted | 2,850 | LF | A-501 |
| 09 29 00 | Gypsum board 42,600 SF — corner bead and fire-rated assembly not broken out | 42,600 | SF | A-601 |
| 23 31 00 | Ductwork 18,400 LB — insulation in SF and diffuser count missing | 18,400 | LB | M-401 |
| 26 05 00 | Conduit 14,200 LF — conductor LF and panelboard count not shown | 14,200 | LF | E-201 |
| 31 23 00 | Excavation 3,150 CY — haul-off and topsoil strip omitted | 3,150 | CY | C-101 |
| 03 30 00 | Concrete waste factor 5% not applied to 529 CY total | 26.5 | CY | S-101 |
| 05 50 00 | Metal fabrications 1,200 LB — miscellaneous angles and embeds missing | 1,200 | LB | S-401 |
| 08 11 00 | Hollow metal doors 24 EA — frames and hardware sets not counted | 24 | EA | A-701 |
| 22 11 00 | Plumbing piping 3,800 LF — insulation and hangers omitted | 3,800 | LF | P-201 |
Units we verify: square footage, linear feet, each count
Each line item in your estimate should carry a unit that matches how the work is bought and installed. These are the units we check most often.
| Item | Unit | How it's measured |
|---|---|---|
| Cast-in-place concrete | CY | Volume from footing, wall and slab dimensions divided by 27, with waste shown separately |
| Concrete formwork | SFCA | Square feet of contact area from wall, column and deck formwork, keyed to structural sheets |
| Structural steel | TON | Member weight by shape from the steel drawings, plus connection material and shop primer |
| Rough carpentry | BF | Board feet from wall, floor and roof framing, or LF for repetitive members |
| Gypsum board | SF | Board area by wall type and layer, with corner bead in LF and fire-rated assembly noted |
| Ductwork | LB | Duct weight or SF of duct surface from mechanical schedules and routing plans |
| Electrical conduit | LF | Feeder and branch circuit conduit by size and material, with conductor in LF |
| Excavation and fill | CY | Cut and fill volumes from civil sheets, with topsoil strip in SY and haul-off in CY |
Worked example: reviewing a Division 03 concrete slab takeoff
This example shows how we verify a slab-on-grade quantity in a review. The dimensions are illustrative. We start with the slab area from the architectural and structural drawings, then convert to volume, apply waste as a separate line, and check reinforcing and formwork.
Step 1 — Confirm slab area. From the foundation plan, the building footprint is 120 ft × 80 ft. Subtract a 10 ft × 12 ft mechanical room that is slab-on-grade but already counted in a separate line. Net slab area = (120 × 80) − (10 × 12) = 9,600 − 120 = 9,480 SF.
Step 2 — Convert to volume. Slab thickness is 5 in. Volume = 9,480 SF × (5/12) ft = 9,480 × 0.4167 = 3,950 CF. Convert to cubic yards: 3,950 ÷ 27 = 146.3 CY.
Step 3 — Apply waste. Typical waste for slab-on-grade is 5–10%. Using 8%: waste = 146.3 × 0.08 = 11.7 CY. Total concrete = 146.3 + 11.7 = 158.0 CY. The waste is shown as a separate line, not buried in the unit price.
Step 4 — Check reinforcing. From the structural notes, reinforcing is #4 bars at 18 in. on center each way. Number of bars in the long direction: (80 ft × 12 in./ft) ÷ 18 = 53.3, round to 54 bars. Each bar length = 120 ft. Total length = 54 × 120 = 6,480 LF. In the short direction: (120 × 12) ÷ 18 = 80 bars, each 80 ft long. Total = 80 × 80 = 6,400 LF. Total reinforcing = 6,480 + 6,400 = 12,880 LF. Convert to tons: #4 bar weighs 0.668 lb/ft. 12,880 × 0.668 = 8,604 lb = 4.3 tons. Add 5% for laps and waste: 4.3 × 1.05 = 4.5 tons.
Step 5 — Check formwork and edge. Slab edge formwork is the perimeter of the slab: 2 × (120 + 80) = 400 LF. If a thickened edge is required, the formwork area may be greater. We note that edge insulation, if specified, is measured in LF.
Step 6 — Check vapor barrier and base. Vapor barrier under slab = 9,480 SF, plus 10% lap = 10,428 SF. Base course of compacted gravel at 4 in. thick: 9,480 SF × (4/12) = 3,160 CF = 117 CY.
Review comments. We compare these quantities to the estimate. If the estimate shows 146 CY without waste, we flag the missing 11.7 CY. If reinforcing is shown as a lump sum, we ask for the tonnage. If vapor barrier is omitted, we add it. Each comment is tied to the drawing sheet and the CSI section (03 30 00).
What moves the reviewed construction estimate
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Pricing basis
The same line item can be priced from RSMeans data, a completed project, a subcontractor quote or an allowance. Each basis carries different risk, and the review states which basis your number uses and where a quote should replace a database price. For example, a database price for structural steel may not reflect current mill pricing, so we flag it for a quote.
The same line item can be priced from RSMeans data, a completed project, a subcontractor quote or an allowance. Each basis carries different risk, and the review states which basis your number uses and where a quote should replace a database price. For example, a database price for structural steel may not reflect current mill pricing, so we flag it for a quote.
When general conditions are carried as a percentage, the review rebuilds them from supervision days, temporary facilities, dumpsters, site office and final cleaning. A percentage that looks reasonable on a small project can underprice a long schedule. For instance, a 5% general conditions on a $1M project may be adequate, but on a $10M project with 18 months, it may not cover a full-time superintendent and temporary power.
Long-lead items such as switchgear, elevators and structural steel can be quoted months before installation. The review checks whether escalation is carried, at what date, and whether the bid form allows a price adjustment. If escalation is not carried, we recommend adding a line based on published indices or a stated percentage for the period from bid to installation.
Overtime, shift work, winter conditions and restricted site access change labor hours. The review checks whether the schedule requires them and whether the estimate prices them, rather than assuming straight-time day work. For example, a project in a cold climate may need temporary heat and winter protection, which adds cost to concrete and masonry divisions.
Material pricing is checked at the project ZIP combined rate, not a state average. Freight on items like structural steel, ductwork and switchgear is reviewed against the quote or a stated allowance. If freight is not quoted, we flag it for a line item based on weight and distance from the supplier.
Waste factors vary by material and installation method. Typical ranges are 5–10% for concrete, 10% for gypsum board, and 2–5% for structural steel. The review checks that waste is applied consistently and shown as a separate line, not buried in the unit price. We also check that waste is not double-counted in both quantity and price.
Contingency should reflect the level of design completion and the risk profile of the project. The review recommends a percentage based on the number of unresolved items and the stage of design. For a project at 90% construction documents, a 3–5% contingency may be appropriate, while at 50% design, 10% or more may be needed.
Scope gaps we catch in a bid package
Most estimate errors are not arithmetic. They are items that were never carried, or were carried in the wrong division. These are the gaps we find most often.
- Cut and patch for MEP rough-in appears only in the plumbing and electrical divisions, with no allowance in finishes or general conditions. We catch it by tracing wall and ceiling penetrations on the architectural sheets against the MEP routing. This gap can add thousands in patching and painting costs.
- Roofing and waterproofing terminations, flashing and counterflashing are measured in LF but dropped from the summary. We catch it by checking the roof plan and wall sections against the 07 60 00 and 07 92 00 lines. Missing flashing can lead to water infiltration and costly repairs.
- Site utilities from the property line to the building show on the civil sheets but not in the estimate. We catch it by comparing the utility plan to the sitework division and the plumbing general notes. This includes water, sewer, gas, and electrical conduits, which are often overlooked.
- Testing, special inspections and third-party commissioning are not listed as line items. We catch it by reading the structural general notes and the commissioning specification, then adding a line with a stated basis. These services are required by code and can be a significant cost.
- Bond and insurance are quoted at a flat rate rather than the rate the surety will apply to the contract amount. We catch it by checking the contract value against the rate schedule and the bid form. Underestimating bond premiums can erode profit margins.
- Allowances for fixtures, specialties and landscaping are carried without a quantity or unit price. We catch it by listing each allowance and asking for the fixture count or area it is meant to cover. Without a basis, allowances are a wild card in the bid.
- Firestopping and fire-rated assembly components are often omitted from Division 07 and Division 09. We catch it by reviewing the UL designs on the architectural sheets and checking that each penetration is accounted for in the estimate. This is a common gap in commercial projects.
- Temporary heating, cooling, and ventilation during construction are not carried in general conditions. We catch it by checking the schedule for winter or summer months and the specification for indoor air quality requirements. These costs can be substantial in extreme climates.
- Seismic bracing and anchorage for MEP systems are not included in the mechanical and electrical divisions. We catch it by reviewing the structural drawings for seismic requirements and the MEP sheets for bracing details. This is often missed in areas with seismic codes.
- Roof drains, scuppers, and overflow systems are not counted in the plumbing or roofing divisions. We catch it by examining the roof plan and plumbing riser diagrams for drainage components. Missing these items can lead to roof ponding and structural issues.
Labor and material pricing basis for a concrete slab line item
The same line item can be priced from different bases. This table shows how each basis changes the number and what a consultant checks.
| Pricing basis | Source | Typical risk | What we verify |
|---|---|---|---|
| Unit cost (database) | RSMeans data, ZIP-adjusted | May not reflect current market or project conditions | ZIP adjustment, waste factor, and whether a quote is available |
| Historical cost | Completed project of similar type | Past productivity and material prices may differ | Project date, location, and scope match; adjust for escalation |
| Subcontractor quote | Written bid from a subcontractor | Quote may exclude scope or carry qualifications | Scope inclusions, exclusions, and validity period |
| Allowance | Owner or estimator allowance | No quantity or unit price basis | Stated quantity, unit price, and who carries overruns |
| Parametric estimate | Cost per SF or per unit | Loses detail and may miss specific scope | Applicability to project type and size; check with detailed takeoff |
Codes and standards that affect the reviewed estimate
Model codes
Model codes set the minimum requirements that drive quantities. The International Building Code (IBC) and International Residential Code (IRC) govern structural, fire, and life safety provisions. The International Energy Conservation Code (IECC) affects insulation, glazing, and lighting quantities. The National Electrical Code (NEC) and International Plumbing Code (IPC) or Uniform Plumbing Code (UPC) dictate conduit, conductor, and pipe sizing. NFPA 13 covers sprinkler systems. Each code edition adopted by the jurisdiction changes specific requirements, such as fire-resistance ratings, seismic design categories, and energy performance. Confirm the adopted edition with the local building department before finalizing the estimate.
Industry standards
Industry standards provide the test methods and installation requirements that estimators use to verify quantities. ACI 318 for concrete, ACI 301 for specifications, and ASTM C94 for ready-mixed concrete affect mix design and waste. ASTM A615 for reinforcing steel and A992 for structural steel determine material weights. SMACNA standards for ductwork influence sheet metal quantities. GA-216 for gypsum board installation and NRCA guidelines for roofing affect waste factors and fastening. These standards are referenced in specifications and change the unit prices and quantities.
Specification sections
CSI MasterFormat sections tell the estimator what is included. Division 03 30 00 Cast-in-Place Concrete specifies thickness, reinforcing, and finish, which directly changes volume and labor. 05 12 00 Structural Steel gives tonnage and connection requirements. 07 21 00 Building Insulation states R-values and areas. 09 29 00 Gypsum Board defines board types, layers, and fire ratings. 22 11 00 Plumbing and 23 31 00 HVAC detail pipe and duct sizes. 26 05 00 Electrical covers conduit and wire. Reading these sections prevents scope gaps and ensures quantities match the specified materials.
Local amendments
Local jurisdictions adopt model codes with amendments that change cost. For example, some cities require stricter energy codes, additional fire sprinkler coverage, or seismic bracing beyond the model code. These amendments affect quantities and unit prices. The adopted edition year also matters; a project permitting under the 2018 IBC may differ from one under the 2021 IBC. Always confirm the adopted code edition and local amendments with the local building department. Our review flags where the estimate may not reflect local requirements.
Who hires a construction estimating company
General contractors
You have a bid due and want a second set of eyes on quantities and scope before the number goes in. The review tells you where your estimate is thin and what contingency to carry.
Subcontractors
You are pricing a division and need to confirm your takeoff against the drawings. The review checks your quantities, your unit prices and the scope you are being asked to carry.
Developers and owners
You have a contractor's proposal or a budget and need an independent read before you sign. The review compares the number to the drawings and to market pricing, and lists what is missing.
Architects
You are advising a client on a budget or a contractor's estimate. The review gives you a division-by-division comment set you can forward without endorsing the number yourself.
Lenders and reviewers
You need a third-party opinion on whether a construction budget is complete. The review lists scope gaps, pricing basis and recommended contingency with drawing references.