You need cost numbers that match your drawing set, not a contractor's bid package. Design-phase budgets, schematic cost models, and construction document estimates all require a takeoff organized the way you draw and specify: by CSI MasterFormat division, by sheet, by assembly. We produce that takeoff from your PDFs and specs, then price it with ZIP-code-adjusted material and labor data. The output is an Excel workbook and PDF sorted by division, with marked-up plan sets showing exactly where each quantity came from. That lets you answer the owner's budget question in a design meeting without calling three contractors for a favor.
- 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
We work from architectural, structural, and MEP sheets at any stage. At schematic design, we measure major assemblies: square footage of floor and roof, linear feet of exterior wall by type, counts of doors and windows, and equipment schedules. At design development, we break those assemblies into components: studs at 16 inches on center, sheathing, insulation, cladding, and finishes. At construction documents, we take off to the line item: 5/8-inch type X gypsum board at rated walls, hollow metal frames, hardware sets, and light fixtures by type. If your project is a custom home, a home builder estimating service can carry the same takeoff into construction. For developer pro formas, see our developer and owner estimating page. If you are an investor comparing renovation scenarios, our real estate investor estimating page covers that workflow. And if your client is a public agency, our government contractor estimating page explains how we format for public bid schedules.
Because you are producing bid documents, not a bid, the takeoff has to survive a general contractor's review and a subcontractor's quote comparison. We organize quantities by division so your architectural estimate for contractors can be split into bid packages, and we flag items that usually trigger a request for information before bid leveling starts. A designer cost estimating exercise at this stage is about coverage, not precision: if a scope line is missing, no unit price will save the budget.
Our takeoff runs by division: Division 03 concrete footings and slabs, Division 04 masonry backup, Division 05 metals, Division 06 wood plastics, Division 07 thermal moisture, Division 08 openings, Division 10 specialties, Division 12 furnishings, Division 14 conveying, Division 22 plumbing, Division 23 HVAC, Division 26 electrical, Division 31 earthwork, Division 32 exterior improvements, and Division 33 utilities. We measure concrete in cubic yard, run on-screen takeoff in PlanSwift, and price with RSMeans data. For a conceptual estimate, we carry allowances and unit rates until drawings firm up. If your work crosses state lines, our Texas estimating and California estimating pages show how ZIP-adjusted pricing changes. Ready to start? Get an estimate.
What our architectural estimating company includes
We measure from the sheets you issue, using the same units your specifications use. Every quantity is tagged to a sheet number and a CSI section so you can trace it back. We do not guess at details that are not drawn; we flag them as assumptions or exclusions. The result is a budget that survives a design review.
Schematic Budgets
Measure floor and roof SF, exterior wall LF by type, door and window counts, and equipment schedules.
SF · LF · EADesign Development
Break assemblies into studs at 16 inches on center, sheathing, insulation, cladding, and finishes.
SF · LF · EAConstruction Documents
Take off to line item: 5/8-inch type X gypsum board, hollow metal frames, hardware sets, light fixtures.
SF · EA · SETMEP Coordination
Check architectural, structural, and MEP sheets for penetrations, sleeves, and equipment clearances.
EA · LFAlternates Pricing
Price additive and deductive design options separately, with unit costs and extended totals.
LS · SFEscalation & Contingency
Show escalation and contingency as separate line items, not buried in unit rates.
% · LSMarked-Up Plans
Deliver PDF plan sets with measurement extents, counts, and sheet references highlighted.
PDFRevision Support
Update quantities and pricing when the design changes within the same scope.
HR · LSWhat every architect & designer cost support takeoff includes
- Schematic-level square foot and linear foot takeoff of major assemblies
- Division-by-division quantity takeoff from construction documents
- ZIP-code-adjusted material and labor pricing for each line item
- Marked-up PDF plan sets showing measurement extents and counts
- Excel workbook with quantities, units, unit costs, and extended totals
- Assumptions and clarifications log tied to drawing sheet references
- Alternate and additive/deductive cost breakdowns for design options
- Escalation and contingency line items shown separately
- Coordination check between architectural, structural, and MEP sheets
- Summary cost per square foot for owner presentations
- Unit price back-check against RSMeans data and recent local projects
- Revision support when the design changes within the same scope
How we take off a design-phase estimate
- Drawing and spec reviewWe open your PDF set in Bluebeam Revu and index every sheet by discipline and number. We read the general notes, wall type schedules, door and window schedules, and outline specifications to identify the assemblies that drive cost. We note any sheet that is missing or marked 'not in contract' so it becomes an exclusion rather than a guess.
- Assembly-level measurementAt schematic design, we measure floor area by occupancy, roof area by slope, exterior wall area by cladding type, and counts of major equipment. At design development, we break each assembly into layers: studs at 16 inches on center, sheathing, air barrier, insulation, and finish. We tag each measurement to the sheet and detail number it came from.
- Line-item takeoffAt construction documents, we take off to the line item. We count doors and frames by type from the door schedule, measure gypsum board by wall type from the partition schedule, and trace ductwork and conduit by system from the MEP sheets. We apply waste factors by material: typical 5–10% for gypsum board, 3–5% for concrete, and 2–5% for structural steel.
- Pricing and adjustmentWe price each line item with ZIP-code-adjusted material and labor rates from RSMeans data, then back-check against recent projects in the same market. Long-lead items such as switchgear, elevators, and curtain wall get an escalation line based on the expected bid date. We show contingency separately so you can adjust it as the design firms up.
- Quality check and markupA second estimator reviews the takeoff against the drawings for missed areas, double-counted openings, and unit errors. We mark up the plan set with colored overlays showing measurement extents, counts, and tags. You receive the marked-up PDFs, the Excel workbook, and a summary sheet with cost per square foot by division.
- Revision and presentation supportWhen the design changes, we revise the affected divisions and issue a delta report showing what moved and why. If you need to present to an owner or planning board, we can format the summary for that audience. Turnaround is 24–48 hours for most projects, with rush available.
What we need from you
- Drawing setPDF of architectural, structural, and MEP sheets at the current issue. Include general notes, schedules, and wall sections.
- SpecificationsOutline or full project manual so we can match materials and systems to CSI sections and identify specified manufacturers.
- Basis of designAny narrative or report that explains system choices, such as structural frame type, envelope assembly, and HVAC system.
- Project locationZIP code for material and labor adjustment. If the site is in a different market than your office, give us the site ZIP.
- Target budget or programIf the owner has a budget or program area, share it so we can flag variances early rather than after the takeoff.
- ScheduleExpected bid or construction start date so we can apply the right escalation factor to long-lead items.
- AlternatesList any design options or alternates you want priced separately, such as roofing types or exterior cladding choices.
- Format preferenceTell us if you want the Excel workbook organized by division, by sheet, or by assembly, and whether you need a summary for owner presentation.
Sample architectural quantity takeoff format
This is how we present a typical line-item takeoff. Each row ties to a CSI section and a drawing sheet so you can trace the quantity back to the source.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 03 30 00 | Cast-in-place concrete, foundation wall, 8" thick, 9' high | 186 | LF | S-101 |
| 04 20 00 | CMU wall, 8" nominal, reinforced, grouted cells | 2,840 | SF | A-201 |
| 05 12 00 | Structural steel, columns and beams, including connections | 42.5 | TON | S-301 |
| 06 10 00 | Wood framing, roof trusses, 24" o.c., including bracing | 1,920 | LF | S-401 |
| 07 21 00 | Thermal insulation, batt, R-21, exterior walls | 3,150 | SF | A-501 |
| 08 11 00 | Hollow metal door and frame, 3'-0" × 7'-0", rated | 24 | EA | A-601 |
| 09 21 00 | Gypsum board, 5/8" type X, one layer each side, rated wall | 4,620 | SF | A-701 |
| 09 30 00 | Porcelain tile, floor, 12" × 24", including thinset and grout | 680 | SF | A-801 |
| 22 40 00 | Water closet, floor-mounted, commercial grade | 12 | EA | P-101 |
| 26 05 00 | Conduit, EMT, 3/4" trade size, exposed and concealed | 1,240 | LF | E-201 |
Units we use and how we measure them
We measure in the units your specifications and drawings use. If a spec section calls for square feet of wall area, we do not report linear feet of studs without also giving the wall area.
| Item | Unit | How it's measured |
|---|---|---|
| Cast-in-place concrete | CY | Volume of concrete placed, excluding formwork; formwork measured separately in SF of contact area. |
| Formwork | SFCA | Square feet of contact area between form and concrete, measured from footing and wall sections. |
| Structural steel | TON | Weight of columns, beams, and joists from the structural drawings, including connection plates. |
| Cold-formed framing | LF | Linear feet of studs and track at the specified spacing, with height taken from wall sections. |
| Unit masonry | SF | Net wall area minus openings, with CMU count by block size and reinforcement in LF. |
| Gypsum board | SF | Surface area of walls and ceilings, including both faces of partitions and extra layers at rated assemblies. |
| Roofing | SQ | 100 square feet of roof surface, with slope and waste factored from the roof plan. |
| Doors and windows | EA | Count by type from the door and window schedules, with hardware sets counted separately. |
| Ductwork | LB | Pounds of sheet metal from the mechanical drawings, or SF of duct surface when gauges are specified. |
| Conduit and wire | LF | Linear feet by raceway type and conductor size from the electrical plans and panel schedules. |
Worked example: takeoff of a rated corridor wall
This example shows how we take off a 1-hour rated corridor wall from a small commercial project. All dimensions are illustrative. The wall runs 120 LF at a height of 10 feet, with two 3'-0" × 7'-0" door openings. The assembly is 5/8" type X gypsum board on both sides of 3-5/8" 20-gauge studs at 16" on center, with R-11 batt insulation in the cavity and firestopping at penetrations.
Step 1: Wall area
- Gross wall area = 120 LF × 10 ft = 1,200 SF
- Door area = 2 EA × (3 ft × 7 ft) = 42 SF
- Net wall area = 1,200 SF − 42 SF = 1,158 SF
Step 2: Gypsum board
- Both sides: 1,158 SF × 2 = 2,316 SF
- Add 10% waste (typical for board): 2,316 SF × 1.10 = 2,548 SF
- Convert to 4' × 8' sheets: 2,548 SF ÷ 32 SF/sheet = 79.6 sheets → 80 sheets
Step 3: Studs
- Studs at 16" o.c.: 120 LF × 12 in/ft ÷ 16 in = 90 studs
- Add one stud at each end and at each door jamb: 90 + 2 + 4 = 96 studs
- Stud length = 10 ft − 1.5" track = 9.875 ft; order 10 ft studs
- Total stud LF = 96 × 10 ft = 960 LF
- Track: top and bottom = 120 LF × 2 = 240 LF
Step 4: Insulation
- Cavity area = net wall area = 1,158 SF
- Add 5% waste: 1,158 SF × 1.05 = 1,216 SF
Step 5: Firestopping
- Assume 8 penetrations per 100 LF: 120 LF ÷ 100 = 1.2 × 8 = 9.6 → 10 EA
- Each penetration requires sealant and collar
Step 6: Finishes
- Joint compound and tape: 2,548 SF of board
- Primer and paint: 2,548 SF (two coats)
Step 7: Doors and frames
- 2 EA hollow metal frames, 3'-0" × 7'-0", 1-hour rated
- 2 EA door slabs, 1-3/4" thick, 1-hour rated
- 2 EA hardware sets with closers and rated hinges
Step 8: Summary of quantities
| Item | Qty | Unit |
|---|---|---|
| Gypsum board, 5/8" type X | 2,548 | SF |
| Studs, 3-5/8" 20 ga | 960 | LF |
| Track, 3-5/8" | 240 | LF |
| Batt insulation, R-11 | 1,216 | SF |
| Firestopping | 10 | EA |
| Joint compound | 2,548 | SF |
| Paint, primer + 2 coats | 2,548 | SF |
| Hollow metal frame | 2 | EA |
| Door slab, rated | 2 | EA |
| Hardware set | 2 | EA |
We then price each line with ZIP-adjusted material and labor rates, apply waste as separate lines, and tag each quantity to the wall type schedule and partition plan. The result is a traceable takeoff you can defend in a design review.
What drives architect cost estimating in design phases
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Structural system
Steel frame, load-bearing masonry, and wood frame carry different costs per square foot of floor area. Steel needs fireproofing and connection design; masonry needs reinforcement and grout; wood needs sheathing and blocking. The choice also changes foundation loads and therefore footing sizes.
Steel frame, load-bearing masonry, and wood frame carry different costs per square foot of floor area. Steel needs fireproofing and connection design; masonry needs reinforcement and grout; wood needs sheathing and blocking. The choice also changes foundation loads and therefore footing sizes.
Brick veneer, stucco, metal panel, and curtain wall vary widely in material and labor. Curtain wall adds structural support, sealants, and glazing. Brick veneer adds ties, flashing, and weep screeds. Each assembly has different insulation and air barrier requirements that affect the wall thickness and floor area.
HVAC system type, plumbing fixture count, and electrical service size drive cost. A variable refrigerant flow system has different piping and equipment costs than a rooftop unit with ductwork. Electrical costs rise with panelboard count, conduit routing, and lighting control requirements.
Soil bearing capacity, water table, and slope affect excavation, fill, and foundation design. Rock excavation or dewatering can add significant cost not visible on the architectural sheets. We read the geotechnical report when it is available and flag assumptions when it is not.
Fire ratings, energy code envelope requirements, and accessibility standards add cost. A rated wall assembly may need two layers of gypsum board, firestopping at penetrations, and rated door hardware. Energy code may require continuous insulation, higher R-values, and tighter air barrier detailing. Confirm the adopted code edition with the local building department.
Material prices for steel, lumber, and electrical equipment move with the market. Long-lead items ordered late may carry escalation. Winter construction adds temporary heat and protection. A compressed schedule may require overtime or additional crews, which changes labor rates.
The number of unique wall types, ceiling heights, and finish transitions drives labor. A project with ten partition types and extensive millwork costs more per square foot than one with three types and painted gypsum board. We count these variations from the partition and finish schedules and price them as separate line items.
Common scope gaps we catch
Design-phase estimates often miss costs that are not drawn but are required to build the project. These are the gaps we look for in every takeoff.
- Division 01 general requirements: temporary facilities, final cleaning, and closeout documentation are rarely shown on architectural sheets but are required by the specifications. We read Division 01 and add these as line items.
- Fire-rated assembly components: additional gypsum board layers, firestopping at penetrations, and rated door hardware are often noted as 'rated' on the plans without a cost. We check the wall type schedule and add the extra material and labor.
- Structural connections and miscellaneous metals: base plates, anchor bolts, and embeds may be shown on structural sheets but omitted from architectural takeoffs. We cross-check the structural drawings and add them to the steel or concrete division.
- Roof drainage: internal leaders, scuppers, overflow drains, and crickets are frequently missing from roofing takeoffs. We trace the roof plan and plumbing drawings to capture the full drainage system.
- Exterior envelope transitions: flashing at window heads, sills, and wall base, plus sealant joints at dissimilar materials, are detailed on wall sections but easy to miss in a quantity takeoff. We measure these in linear feet from the details.
- Equipment connections: final electrical, plumbing, and HVAC hookups to owner-furnished equipment are often marked 'by others' but still carry a cost. We list them as separate line items so you can decide who carries them.
- Site utilities: water, sewer, gas, and electrical service from the property line to the building are often excluded from building scope. We measure them from the civil drawings when available and flag them as an assumption when they are not.
- Temporary heat, hoisting, and scaffolding: these items are rarely shown on architectural drawings but are required for cold-weather construction, multi-story erection, and exterior facade work. We add them as Division 01 line items based on the project schedule and height.
- Testing and inspection: special inspections for structural steel, concrete, and fire-rated assemblies, plus third-party testing for envelope and MEP systems, are often omitted. We list them as separate line items so you can assign responsibility.
Comparing structural and envelope systems
System choice affects cost per square foot of floor or wall area, as well as foundation, finish, and schedule implications.
| System | Cost driver | Takeoff implications | Finish and coordination impact |
|---|---|---|---|
| Steel frame | Tons of steel, connection complexity, fireproofing | Measure columns, beams, joists in tons; fireproofing in SF | Requires coordination with MEP penetrations; fireproofing adds thickness |
| Load-bearing masonry | Wall area, reinforcement, grout, labor | Measure wall area in SF; count CMU by size; reinforcement in LF | Exposed CMU may need sealing; adds thermal mass but limits openings |
| Wood frame | Board feet of lumber, sheathing, labor | Measure studs in LF, sheathing in SF, trusses in EA | Requires sheathing and blocking for finishes; fire ratings may need additional layers |
| Brick veneer | Wall area, ties, flashing, weep screeds | Measure veneer area in SF; ties in EA; flashing in LF | Adds thickness; requires foundation ledge and lintels; affects window detailing |
| Stucco | Wall area, lath, scratch and brown coats | Measure area in SF; lath in SF; control joints in LF | Requires drainage plane and weep screed; finish texture affects labor |
| Metal panel | Panel area, subframing, insulation | Measure panel area in SF; subgirt in LF; insulation in SF | Requires precise coordination with openings; sealants critical |
| Curtain wall | Glass area, framing, structural support | Measure glass in SF; framing in LF; anchors in EA | Requires structural engineering; long lead time; high installation labor |
Codes and standards that affect design-phase takeoffs
Model codes
The International Building Code (IBC) and International Residential Code (IRC) govern occupancy, fire ratings, and egress, which directly change wall assemblies, door counts, and corridor widths. The International Energy Conservation Code (IECC) sets envelope insulation R-values, air barrier requirements, and window U-factors, adding continuous insulation and detailing. The National Electrical Code (NEC) dictates outlet spacing, panelboard sizes, and conduit fill, affecting counts and wire lengths. Plumbing codes (IPC or UPC) set fixture counts and venting, and NFPA 13 governs sprinkler coverage. Confirm the adopted edition with the local building department.
Industry standards
ACI 318 for concrete, AISC for steel, and ASTM standards for materials and testing define thicknesses, strengths, and installation methods that influence quantities. SMACNA standards for ductwork determine gauge and reinforcement, affecting pounds of metal. Gypsum Association documents (GA-214, GA-216) specify board thickness and fastener spacing for rated assemblies. NRCA guidelines for roofing detail flashing and underlayment. These standards are referenced in specifications and must be read to price correctly.
Specification sections
CSI MasterFormat sections drive the takeoff. Division 03 30 00 Cast-in-Place Concrete specifies mix design, reinforcement, and formwork, affecting CY and SFCA. Division 05 12 00 Structural Steel Framing lists connection types and fireproofing, changing tonnage and SF. Division 07 21 00 Thermal Insulation gives R-values and thickness, affecting SF and material cost. Division 08 11 00 Metal Doors and Frames details gauges and hardware, changing EA and cost. Division 09 21 00 Plaster and Gypsum Board specifies layers and fire ratings, altering SF and waste. Division 23 31 00 HVAC Ducts and Casings sets gauge and insulation, affecting LB and SF.
Local amendments
Adopted code editions vary by state and municipality; some jurisdictions amend the IBC for seismic, wind, or energy provisions. For example, California adopts the California Building Code with additional seismic detailing, while Florida has wind-borne debris requirements. Local amendments can change wall bracing, insulation R-values, or fire-rated assembly requirements, altering material quantities and costs. Always confirm the adopted edition and any amendments with the local building department before finalizing the takeoff. We verify the code year and jurisdiction when pricing.
Who uses outsourced architectural estimating
Architects
You need a budget that matches your drawings to answer owner questions during design. We give you a division-by-division takeoff with marked-up plans so you can defend the numbers in a meeting.
Interior designers
You specify finishes, furniture, and fixtures that carry cost. We take off quantities from your finish plans and schedules, then price them with the same ZIP-adjusted data so your client sees a realistic number.
Design-build teams
You need a cost model that bridges design and construction. We provide a takeoff that your estimating team can extend into a bid, with assumptions and exclusions clearly listed.
Owners and developers
You want an independent cost check before committing to a design. We give you a third-party takeoff and budget that you can compare against contractor proposals. See our [developer and owner estimating](/estimating-for-developers/) page for more.
Small contractors
You may not have an in-house estimator but you need to bid work designed by others. We produce the takeoff and pricing so you can focus on the bid strategy. Our [small contractor estimating](/small-contractor-estimating-services/) page covers that workflow.