Division 28 estimating is a device-and-circuit problem. You are not pricing a building system by volume — you are counting every initiating device, notification appliance, module, and panel, then tracing the raceway and low voltage cable that connects them. The count comes off the fire alarm floor plans and the device schedule; the pathway comes off the reflected ceiling plans, the electrical plans, and the sections. If the count is wrong, the number is wrong, and no labor factor fixes it.
- 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 take off Div 28 the way a low voltage estimator buys it: devices by type and area, raceway by size and mounting condition, cable by circuit and plenum rating, and labor by device and by pull. Where the fire alarm ties into sprinkler flow and tamper switches, elevator recall, door release, or fan shutdown, we carry those interface points as separate line items because they are separate trips and separate coordination. That tie-in work sits at the boundary with Fire Protection & Sprinkler Estimating on Div 21 and with MEP Estimating Services on Div 26 power and Div 27 communications.
Our takeoffs are organized by CSI MasterFormat section — 28 31 00, 28 31 11, 28 31 13, 28 31 16, 28 31 43, 28 31 53 — with quantities in EA for devices and LF for raceway and cable. We use Bluebeam Revu for plan markup, PlanSwift for count and linear takeoff, and RSMeans data with ZIP-code-adjusted material and labor pricing. Most projects return in 24–48 hours, and rush is available. If you also need the Div 26 feeders and branch circuits that feed the fire alarm panel, that scope belongs with MEP Estimating Services; if you are pricing a campus with access control and CCTV in the same package, those Div 28 sections are priced on the same sheet.
We also price the adjacent low voltage scope on the same sheet: structured cabling and pathway and cabling for data outlets, nurse call and intercom stations, and AV system rough-in, each counted by device and by pull. For a fire alarm estimate for contractors, the deliverable is a material takeoff organized by section, with horn strobe and speaker strobe counts split by circuit, battery backup calculation inputs, and a point-to-point wiring schedule. We flag ADA compliance locations and note where a submittal or RFI is needed before the bid package is final. If your package also includes access control and CCTV, those Div 28 sections are priced on the same sheet.
What our fire alarm takeoff covers
We price the fire alarm and low voltage scope from the device schedule, the floor plans, and the riser diagram, and we separate the work that is ours from the work that belongs to the electrical sub or the sprinkler contractor. Every quantity is tied to a drawing sheet or a specification section so you can check it.
Initiating Devices
Addressable smoke, heat, and duct detectors counted by area, mounting type, and ceiling condition.
EANotification Appliances
Horn/strobe and speaker/strobe appliances priced by candela rating, dB level, and mounting height.
EAPanels & Annunciators
Fire alarm control panels, remote annunciators, and NAC boosters priced with battery backup sizing.
EA · LSRaceway
EMT, RGS, MC, and PVC raceway measured by size, mounting condition, and support spacing.
LFCable
FPLP, FPLR, and FPL cable measured by circuit and plenum rating, including home runs to panels.
LFInterface Modules
Monitor and control modules for fan shutdown, door release, elevator recall, and sprinkler flow/tamper switches.
EABoxes & Cabinets
Junction boxes, pull boxes, and terminal cabinets counted by size and wall type for rough-in.
EATesting & Documentation
Programming, testing, and acceptance test documentation priced as a lump sum by system size.
LSWhat every fire alarm & low voltage estimating takeoff includes
- Addressable smoke, heat, and duct detectors — EA by area and mounting type
- Manual pull stations — EA at egress doors and exit paths
- Horn/strobe and speaker/strobe appliances — EA by candela and dB rating
- Fire alarm control panel, remote annunciator, and NAC boosters — EA
- Addressable monitor and control modules — EA for fan shutdown and door release
- Waterflow and tamper switch connections at riser and zone valves — EA
- Raceway — LF of EMT, RGS, MC, and PVC by size and mounting condition
- Fire alarm cable — LF of FPLP, FPLR, and FPL by circuit and plenum rating
- Junction boxes, pull boxes, and terminal cabinets — EA by size
- Device rough-in counts by wall type — CMU, gypsum, metal stud
- Programming, testing, and acceptance test documentation — LS by system size
- Battery backup sizing for 24-hour standby plus 5-minute alarm — LS
How we do a low voltage takeoff on Div 28
- Device schedule and floor plan countWe start with the fire alarm device schedule and the floor plans. Every smoke detector, heat detector, pull station, horn/strobe, and module is counted by type and by area — corridor, suite, common, storage, mechanical. We mark each device on the plan set with a symbol and a tag number so the count is auditable. If the schedule and the plans disagree, we flag it and ask which governs.
- Raceway routing and measurementWe trace each raceway run from the device to the nearest junction box and back to the FACP or booster. Runs are measured by size — 1/2 in, 3/4 in, 1 in — and by mounting condition: exposed, concealed in wall, above ceiling, or underground. We note where the spec requires EMT versus RGS versus MC, and where plenum-rated cable is required above ceilings used as return air plenums.
- Cable pulls by circuitCable is measured by circuit, not by device. We trace the signaling line circuit (SLC) and each notification appliance circuit (NAC) from the panel to the last device, add 10% slack at each pull point, and separate FPLP plenum from FPLR riser and FPL non-plenum. Twisted shielded pair for SLC is counted separately from unshielded notification circuit cable.
- Interface and tie-in pointsWe list every point where the fire alarm system touches another trade: sprinkler flow and tamper switches, elevator recall and shunt trip, magnetic door holders, fan shutdown, and the fire pump controller feed. Each interface is a separate line item with its own module, raceway, and labor, because each one is a separate trip and a separate coordination item with the sprinkler and elevator contractors.
- NAC load and voltage drop checkBefore we price the notification circuits, we check the NAC load. We total the candela ratings and current draw on each circuit, compare against the booster or panel output, and run a voltage drop calculation at the end of the run. If the drop exceeds the appliance rating, the circuit needs larger wire or an additional booster — and that changes the material and labor number.
- Labor, pricing, and assemblyDevices are priced by type with labor hours per device, adjusted for mounting condition — a detector in a hard-lid corridor takes longer than one in an accessible ceiling. Raceway and cable are priced by LF with labor by size and pull condition. Material is ZIP-code-adjusted. The final estimate is assembled in Excel by CSI section with a PDF markup set showing every counted device and measured run.
What we need from you
- Fire alarm plansFloor plans showing device locations, the riser diagram, and the device schedule. If the schedule is on a separate sheet, send that too.
- Electrical plansFor the Div 26 power feed to the FACP, booster, and any remote annunciator, plus the circuit breakers and disconnects.
- Mechanical plansDuct detector locations, sampling tube sizes, and remote test station locations. These are often shown only on the mechanical sheets.
- Specification bookDiv 28 sections 28 31 00 through 28 31 53, plus any Div 26 and Div 27 sections that specify the cable and raceway.
- Manufacturer and platformNotifier, Simplex, Edwards, Honeywell, or Potter. Device and programming costs differ by platform, and the spec usually names one.
- Ceiling and wall typesReflected ceiling plans and wall sections. Plenum ceilings, hard lids, and CMU walls change the raceway and cable method.
- Bid date and scope splitWhen the bid is due, and whether you are pricing the fire alarm as a prime or as a sub to the electrical contractor.
Sample fire alarm takeoff format
This is how a Div 28 takeoff is organized in the Excel deliverable. Each line carries a CSI section, a quantity, a unit, and a drawing reference.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 28 31 13 | Addressable smoke detector, area type corridor | 184 | EA | FA-101 |
| 28 31 43 | Duct smoke detector with sampling tube and remote test station | 22 | EA | M-201 |
| 28 31 16 | Horn/strobe, 15 cd, wall mounted | 96 | EA | FA-102 |
| 28 31 11 | Fire alarm control panel with battery and enclosure | 1 | EA | FA-001 |
| 28 31 11 | NAC booster power supply, 6 amp | 4 | EA | FA-001 |
| 28 31 53 | Waterflow switch connection at riser | 6 | EA | FP-101 |
| 26 05 33 | EMT raceway, 3/4 in, concealed above ceiling | 4,200 | LF | E-201 |
| 28 31 13 | FPLP twisted shielded pair, SLC circuit | 18,400 | LF | FA-001 |
| 28 31 16 | FPLR notification circuit cable, 14 AWG | 6,800 | LF | FA-102 |
| 28 31 19 | Remote annunciator with terminal cabinet | 2 | EA | FA-001 |
Units of measure in fire alarm cost estimating
Div 28 quantities are counted in EA for devices and measured in LF for raceway and cable. The unit you buy in is not always the unit you count in, so we show both.
| Item | Unit | How it's measured |
|---|---|---|
| Initiating devices | EA | Counted each from the device schedule and floor plans by area type |
| Notification appliances | EA | Counted each by candela rating, dB rating, and wall or ceiling mounting |
| Fire alarm control panel | EA | Counted each with enclosure, battery, and terminal cabinet |
| Conduit and raceway | LF | Measured along the run by size, from device to panel, including risers |
| Fire alarm cable | LF | Measured by circuit from panel to last device, plus 10% slack |
| Plenum-rated cable | LF | Measured separately for runs above ceilings used as return air plenums |
| Terminal cabinets and boxes | EA | Counted each by size and location from the riser and floor plans |
| Labor by device type | HR | Estimated hours per device by type and mounting condition |
| Programming and testing | LS | Lump sum by system size and number of addressable points |
Worked example: fire alarm estimate for a small commercial floor
This example takes off a single 12,000 sq ft office floor with a 100-point addressable fire alarm system. All dimensions and quantities are illustrative. We show every calculation so you can follow the method and apply it to your own project.
Step 1 — Count devices from the floor plan and schedule
- Walk the plan and tally each device by type and area. Assume: 24 smoke detectors (corridor and suite), 2 duct detectors (mechanical), 4 heat detectors (storage), 6 pull stations, 18 horn/strobes, 1 FACP, 1 remote annunciator, 8 monitor modules, 4 control modules.
- Total initiating devices: 24 smoke + 2 duct + 4 heat + 6 pull = 36 EA.
- Total notification appliances: 18 EA.
- Total panels and annunciators: 2 EA.
- Total modules: 12 EA.
Step 2 — Measure raceway runs
- For each device, trace the raceway to the nearest junction box and then to the panel.
- Assume average run per device: 30 LF for smoke detectors, 50 LF for duct detectors (mechanical room), 25 LF for heat detectors, 40 LF for pull stations, 35 LF for horn/strobes.
- Raceway total: (24×30) + (2×50) + (4×25) + (6×40) + (18×35) = 720 + 100 + 100 + 240 + 630 = 1,790 LF.
- Add 10% for slack and vertical drops: 1,790 × 1.10 = 1,969 LF. Round to 1,970 LF.
- Separate by size: assume 80% 3/4 in EMT (1,576 LF) and 20% 1 in EMT (394 LF).
Step 3 — Calculate cable by circuit
- SLC cable: one twisted shielded pair per circuit. Assume 2 SLC circuits. Average length per circuit: 1,200 LF. Total SLC: 2 × 1,200 = 2,400 LF. Add 10% slack = 2,640 LF.
- NAC cable: 4 circuits. Average length per circuit: 800 LF. Total NAC: 4 × 800 = 3,200 LF. Add 10% = 3,520 LF.
- Plenum rating: assume 60% of cable runs above a return air plenum. FPLP cable: (2,640 + 3,520) × 0.60 = 3,696 LF. FPLR cable: remainder = 2,464 LF.
Step 4 — Count boxes and terminations
- Junction boxes: one per device plus one per pull point. Assume 1.2 boxes per device: (36+18+12) × 1.2 = 79 EA. Round to 80 EA.
- Terminal cabinets: 2 EA (one at FACP, one at remote annunciator).
- End-of-line resistors: one per NAC circuit = 4 EA.
Step 5 — Apply waste and labor
- Waste factor: typical 5% for devices, 10% for cable, 5% for raceway.
- Device waste: 36 initiating × 1.05 = 38 EA; 18 notification × 1.05 = 19 EA; 12 modules × 1.05 = 13 EA.
- Cable waste: SLC 2,640 × 1.10 = 2,904 LF; NAC 3,520 × 1.10 = 3,872 LF.
- Raceway waste: 1,970 × 1.05 = 2,069 LF.
- Labor: use typical hours per device (e.g., 1.5 HR per smoke detector, 2.0 HR per duct detector, 1.0 HR per pull station, 1.2 HR per horn/strobe). Total labor = (24×1.5) + (2×2.0) + (4×1.5) + (6×1.0) + (18×1.2) + (12×0.8) + (2×4.0) = 36 + 4 + 6 + 6 + 21.6 + 9.6 + 8 = 91.2 HR. Add 15% for programming and testing = 104.9 HR.
This method gives you a complete material and labor takeoff. Adjust the assumptions to match your project's drawings and specifications.
What moves the low voltage cost estimating number
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Device count
The single largest driver. A mid-size commercial floor might carry 40 to 60 initiating devices and 30 to 50 notification appliances. Every added device adds material, labor, box, and cable drop. If the device schedule is missing or incomplete, the count is an assumption, not a takeoff.
The single largest driver. A mid-size commercial floor might carry 40 to 60 initiating devices and 30 to 50 notification appliances. Every added device adds material, labor, box, and cable drop. If the device schedule is missing or incomplete, the count is an assumption, not a takeoff.
Conventional panels use zone wiring and fewer modules but more home-run cable. Addressable panels use less cable but every device has an address and the programming labor is higher. Hybrid systems split the difference. The spec usually names the platform, and the platform changes both the device cost and the programming hours.
FPLP plenum cable costs more per LF than FPLR riser or FPL non-plenum. If the ceiling is used as a return air plenum, the spec requires plenum-rated cable for the entire run above that ceiling. This is a material swing that shows up as a line item, not a rounding error.
EMT is the baseline. RGS costs more in material and labor and is often required in mechanical rooms, parking garages, and exterior runs. MC cable is faster to install but not always accepted by the AHJ. Underground PVC requires trenching, bedding, and pull boxes. The method is set by the spec and the mounting condition.
Every sprinkler flow switch, tamper switch, elevator recall point, door holder, and fan shutdown is a separate module, a separate raceway run, and a separate coordination item. A building with 6 risers and 20 door holders carries 26 interface points that do not appear in the device count on the floor plan.
Programming, point-to-point testing, and the fire marshal acceptance test are labor, not material. A 300-point addressable system takes longer to program and test than a 100-point system, and the documentation — as-builts, O&M manuals, and owner training — is a lump sum that scales with system size.
The square footage of ceiling used as a return air plenum drives the quantity of FPLP cable and the labor to pull it. Mechanical drawings show which ceilings are plenums. A building with 40,000 sq ft of plenum ceiling may require 12,000 LF of plenum-rated cable that would otherwise be FPLR. This is a material and labor swing that must be measured, not estimated.
Devices mounted above 10 ft require a lift or scaffold. Hard-lid ceilings and occupied spaces slow the work. A horn/strobe at 12 ft in a warehouse takes longer to install than one at 8 ft in an office corridor. We adjust labor hours per device by mounting height and access condition.
Common scope gaps in fire alarm bid estimating
Most Div 28 misses are not math errors. They are items that live on another trade's sheet or in a spec section nobody read. We check for these on every takeoff.
- Duct detector access panels and remote test stations are shown on the mechanical plans, not the fire alarm sheets. If you count only the FA sheets, you miss the panel, the test station, and the raceway to reach it. We cross-check the mechanical drawings against the device schedule.
- Sprinkler flow and tamper switch connections sit at the boundary between Div 21 and Div 28. The sprinkler contractor furnishes the switch; the fire alarm contractor wires it. The module, the raceway, and the labor are often left out of both bids. We carry them as separate line items.
- Elevator recall and shunt trip interface to the elevator controller requires a module at the machine room, a detector in the pit and the hoistway, and a raceway run to the controller. This is frequently shown only on the elevator shop drawings, which are not available at bid time. We flag it as an allowance.
- Magnetic door holders and door release hardware on corridor and stair doors are sometimes specified under Div 08 hardware and sometimes under Div 28. If the hardware spec section lists them, the fire alarm estimate should not double-count them — but the wiring and module still belong in Div 28.
- NAC circuit voltage drop is a calculation, not a count. A circuit with 12 strobes at 15 cd on 14 AWG may drop below the appliance rating at the end of the run. The fix is larger wire or a booster, and both change the number. We run the calculation before pricing the circuit.
- Plenum-rated cable is required above ceilings used as return air plenums, and the mechanical drawings show which ceilings those are. If the fire alarm spec says FPLP but the ceiling is not a plenum, you are over-pricing; if the spec says FPLR and the ceiling is a plenum, you are under-pricing and the AHJ will reject it.
- Fire-rated wall and floor penetrations require listed firestop assemblies, and the fire alarm raceway crosses those walls. The firestop is usually a separate Div 07 section, but the labor to seal around the raceway is real. We note the penetrations and flag the firestop to the GC.
- Battery backup sizing for 24-hour standby plus 5-minute alarm is a calculation based on the total standby load of the panel and all connected devices. If the panel is specified with a standard battery and the load exceeds it, the battery and enclosure change. We check the load against the specified battery.
- As-built drawings, O&M manuals, and owner training hours are specified in Div 28 but rarely priced. They are a lump sum that scales with system size and the number of addressable points. We carry them as a separate line so you can see the cost.
- Permit, plan review, and fire marshal inspection fees are jurisdiction-specific. The adopted code edition and the fee schedule vary by city and county. We exclude them from the takeoff and tell you to confirm the fees with the local building department.
Materials axis: system types and low voltage cable
The choice of system architecture and cable rating drives material cost and labor. This table compares common options.
| System type | Cable type | Raceway | Typical use |
|---|---|---|---|
| Conventional | FPLR or FPLP | EMT | Small buildings, low device count |
| Addressable | FPLP twisted shielded pair | EMT or MC | Large buildings, many devices |
| Hybrid | FPLP or FPLR | EMT | Mixed systems with zones and addresses |
| Voice evacuation | FPLP twisted shielded pair | EMT | Assembly occupancies, high-rise |
| Wireless | None (mesh) | None | Retrofit, historic buildings |
Codes and standards behind a fire alarm estimate for contractors
Model codes
NFPA 72 (National Fire Alarm and Signaling Code) is the primary installation standard and sets device spacing, circuit performance, and testing requirements. NFPA 70 (NEC) governs wiring methods, including Article 760 for fire alarm systems. The International Building Code (IBC) and International Fire Code (IFC) adopt these by reference and add requirements for occupancy-specific systems. The edition adopted varies by jurisdiction; confirm with the local building department. NEC Article 760.24 requires plenum-rated cable in environmental air spaces, which directly affects material cost.
Industry standards
NECA/IESNA 500 and 502 provide recommended installation practices for fire alarm systems and should be referenced for labor units. UL 864 covers control units, and UL 268 covers smoke detectors. Factory Mutual (FM) and Underwriters Laboratories (UL) listings are often required by spec. These standards influence device selection and testing documentation, which adds labor.
Specification sections
You must read CSI MasterFormat Division 28 sections: 28 31 00 Fire Detection and Alarm, 28 31 11 Control Panels, 28 31 13 Addressable Initiating Devices, 28 31 16 Notification Appliances, 28 31 19 Remote Annunciators, 28 31 33 Smoke Detectors, 28 31 43 Duct Smoke Detectors, and 28 31 53 Waterflow and Tamper Switches. Also check Division 26 for power and Division 27 for communications. These sections specify device types, cable ratings, and testing requirements, all of which change quantities and cost.
Local amendments
Local jurisdictions often amend model codes, changing device spacing, requiring additional notification appliances, or mandating specific system types. For example, some cities require voice evacuation in all high-rises, while others allow horn/strobes. Adopted editions of NFPA 72 and NEC vary by state and city. Always confirm the adopted code edition and local amendments with the local building department before finalizing your estimate. This step prevents costly surprises during permitting and inspection.
Who uses this fire alarm estimator output
Electrical contractors
You are bidding the fire alarm as part of a Div 26 package and need a defensible number for the Div 28 scope. You use the device count and cable quantities to check your own takeoff, and the interface line items to see what the fire alarm sub will ask you to carry.
Low voltage subcontractors
You bid fire alarm, access control, and CCTV and need a fast, accurate takeoff to decide which projects to pursue. You use the estimate to set your number, and the marked-up plan set to hand to your foreman for installation.
General contractors
You are comparing fire alarm sub bids and need a third-party number to check the low bid. You use the Div 28 takeoff to see whether the sub counted the duct detectors, the interfaces, and the plenum cable, or whether the bid is missing scope.
Developers and owners
You are budgeting a project before the design is complete and need a realistic Div 28 number. You use the estimate to set the budget and to understand which decisions — system type, cable rating, interface count — move the cost the most.
Architects and engineers
You are checking a contractor's bid against your design intent and need to see whether the device count matches the drawings. You use the takeoff to confirm that the specified system and the priced system are the same.