Custom Home Estimating

We measure the roof's footprint from the plan, then apply a pitch multiplier to get the actual sloped surface area. For example, a 6/12 pitch has a multiplier of about 1.118, while a 12/12 pitch is about 1.414. This sloped area drives shingle squares, underlayment, and sheathing quantities. We also measure ridge, hip, valley, and starter linear feet separately, as these trim pieces are priced by the foot. The pitch multiplier is shown on the takeoff so you can verify it.

Yes. We count each window and door from the schedule and subtract its area from the gross wall area. This gives you net sheathing, siding, and drywall quantities. We also add back the framing and trim required around each opening, such as headers, king studs, and flashing. The deduction is shown as a separate line so you can see the gross-to-net adjustment. This prevents overordering materials and keeps your bid competitive.

We apply typical waste factors based on material and installation method. For framing lumber, we use 5–10 percent for cut lists and culling. For sheathing and drywall, 10 percent is common. Roofing shingles may require 10–15 percent for complex roofs. These factors are listed as separate lines in the takeoff, so you can see net quantities versus order quantities. If you have a preferred waste factor, we can adjust it.

We use ZIP-code-adjusted material and labor pricing from RSMeans data. This accounts for regional cost differences in materials, labor rates, and productivity. The pricing basis is stated on the summary tab of the Excel workbook. We do not mark up material or labor; our fee is for the takeoff and pricing service. You can also request pricing with your own supplier quotes if you have them.

Yes, but the takeoff will be less detailed. Preliminary drawings often lack dimensions, structural details, and finish schedules, so we must make assumptions. We will clearly state those assumptions and list them as qualifications. The estimate can still be useful for early budgeting, but we recommend updating it once the final construction documents are available. We can also provide a range estimate based on typical costs for similar homes.

Most custom home estimates are completed within 24–48 hours after we receive a complete set of drawings and specifications. Rush service is available for an additional fee. The actual time depends on the project size and complexity. For very large or complex homes, we may need additional time to ensure accuracy. We will confirm the schedule when you send the plans.

Yes. We return a marked-up plan set showing where each quantity was measured. This includes dimensions, opening deductions, and roof pitch adjustments. The markups are color-coded by division so you can trace any line item back to the drawing. This is especially useful for owner-builders and for verifying subcontractor bids. The marked-up set is provided as a PDF.

We carry allowances as separate line items in the estimate. These are budget placeholders, not bids. For example, if the finish schedule says 'tile allowance $10/SF', we will show that quantity and allowance. We recommend updating allowances with actual selections as they are made. Allowances are excluded from the hard cost total and listed separately so you can see the impact of selections.

We exclude permit fees, plan-check charges, owner-furnished items, final grading, landscaping, hardscape, utility trenching from the property line, and sales tax. These items vary by jurisdiction and contract. We list all exclusions in the estimate so you can add them to your budget. If you need any of these items estimated, we can include them for an additional fee. Always confirm permit fees with your local building department.

Yes. A basement adds excavation, waterproofing, drain tile, deeper stem walls, and a concrete slab. We take these quantities from the foundation plan and section. We also account for sump pits, window wells, and any required egress windows. The takeoff will show these items in Division 03 and Division 31. If the basement is walk-out, we also include retaining walls and stepped footings.

Yes. We take off plumbing fixtures, supply and DWV piping by diameter, electrical devices, branch conductors, panelboard schedules, HVAC tonnage, and duct distribution by size. These quantities come from the MEP drawings. If MEP drawings are not available, we can estimate based on typical layouts for the home size, but we will note it as an assumption. MEP is often a significant portion of the budget, so accurate takeoff is important.

We offer one round of minor revisions at no additional cost if they are within 30 days of the original estimate. Major changes or new drawing sets are treated as a new estimate. We will provide a quote for any additional work. It is best to send the most complete set possible to minimize revisions. We can also update the estimate as the design evolves.

Yes. We measure directly in Bluebeam Revu and PlanSwift from the PDF, so you do not need a CAD file. We scale each sheet, confirm the stated scale against a known dimension, and mark up the plan set with our measurements. If a sheet is unscaled or a dimension string is missing, we send an RFI list before pricing. Preliminary drawings work too; we note what is not yet defined and carry those items as allowances rather than guessing.

You send the plan set and specifications, we return an Excel workbook and PDF organized by CSI division within 24–48 hours, and you assemble the bid package from there. Because quantities are separated by labor and material, you can drop in your own crew rates or a subcontractor's quote without re-measuring. For builders running several bids a month, this keeps the estimating desk on bid leveling and scope review instead of on-screen takeoff of every wall and roof plane.

Send the architectural, structural, and MEP sheets, the specifications, and any addenda. We also ask for the site plan, foundation plan, roof plan with pitch and overhang, window and door schedules, and finish selections or allowances. If the drawings do not show them, tell us the intended systems: PEX or copper pipe, 200 amp service, spray foam or batt insulation, tankless water heater, and whether the roof is architectural shingles or standing seam metal.

We take off Division 31 site work and Division 03 concrete separately: clearing, cut and fill, compaction, footing and stemwall concrete by cubic yard, rebar by linear foot and bar size, wire mesh by square foot, and slab thickness. If a geotech report or septic system design is available, we price from it; otherwise we list the items as allowances and flag them for a request for information before you submit the custom home bid.