A framing takeoff is the quantity backbone of your bid. Without it, you are pricing from a supplier's stock list or a square-foot guess, and both leave money on the table. We take off the framing package line by line from your construction drawings and bid documents: studs by wall type and height, plates in linear feet, headers with jack and king studs, floor joists and rim board, sheathing by thickness, trusses by count, and every hold-down and strap the shear schedule calls for.
- 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
You need this when you are about to sign a framing sub agreement, release a lumber package, or compare a supplier quote against the drawings. We organize the takeoff by CSI MasterFormat division — 06 10 00 Rough Carpentry, 06 11 00 Wood Framing, 06 16 00 Sheathing, and 05 40 00 Cold-Formed Metal Framing for light-gauge work — so your estimator can drop it straight into the bid form. If your project also includes interior finishes, our Millwork & Casework Estimating page covers the casework side, and Lumber Takeoff & Estimating handles the lumber package alone. For projects in Texas, California, Florida, New York, or North Carolina, we adjust material pricing and labor productivity by ZIP code. Send plans through Get an estimate and we return marked-up PDFs with the Excel takeoff.
As a framing estimating company, we work from the scope of work in your bid package, not from a generic template. Every framing material takeoff lists dimensional lumber by size and grade, glulam beams by span, hurricane ties and hold-downs by count, and board feet for the lumber package. Our takeoff specialists use on-screen takeoff tools including Bluebeam Revu, PlanSwift, and RSMeans data, so the quantity survey ties back to the sheets you sent. Whether you need framing estimating for subcontractors, framing estimating for developers, or framing estimating for owners, the deliverable is the same: a line-item takeoff you can price, compare, and defend. If you are comparing suppliers, ask for a framing estimate for contractors format that separates material from labor. For a broader view of the trade, see our Wood, Plastics & Composites Estimating page, and for state-specific pricing, our Texas estimating, California estimating, Florida estimating, New York estimating, and North Carolina estimating pages explain how ZIP-code adjustments work.
What our framing quantity takeoff covers
We measure wood and light-gauge framing from the foundation plan up to the roof deck, including the structural hardware that ties it together. The takeoff follows the drawings' wall types and the engineer's shear schedule, not a generic template. Every line carries a unit, a location reference, and a waste factor where panel layout or member length creates offcuts.
Wall Framing Takeoff
2x4 and 2x6 studs by wall type, height, and spacing, plus top and bottom plates in LF.
EA · LFFloor Framing Takeoff
Floor joists, rim board, band joists, and blocking measured in LF and EA.
LF · EARoof Framing Takeoff
Rafters, ceiling joists, collar ties, and roof trusses by count and member size.
LF · EASheathing Takeoff
Subfloor, wall, and roof sheathing in SF by thickness and panel type.
SFHardware Takeoff
Hold-downs, straps, hangers, and mudsill anchors counted from the shear schedule.
EALight-Gauge Framing
Metal studs, track, and furring by gauge and spacing for interior and exterior walls.
LF · EABlocking & Backing
Blocking, backing, and fire-blocking by location and linear feet.
LFWeather Barrier
House wrap and flashing tape in SF and LF for exterior wall assemblies.
SF · LFWhat every framing estimating takeoff includes
- 2x4 and 2x6 studs by wall type, height, and spacing, counted each
- Top and bottom plates in LF, including double top plates at bearing walls
- Headers and built-up beams by size and span, with jack and king studs
- Floor joists, rim board, band joists, and blocking in LF and EA
- Subfloor and underlayment sheathing in SF by thickness and panel type
- Roof rafters, ceiling joists, and collar ties by member size
- Roof and wall sheathing in SF, including panel orientation and waste
- Wall and roof trusses by count, with girder and valley truss identification
- Light-gauge metal studs, track, and furring by gauge and spacing
- Structural hardware: hold-downs, straps, hangers, and mudsill anchors by count
- Blocking, backing, and fire-blocking by location and LF
- House wrap and flashing tape in SF and LF
How a framing estimator takes off a package
- Set up wall typesWe open the architectural and structural sheets side by side and build a wall-type legend from the drawings: 2x4 interior non-bearing, 2x6 exterior bearing, 2x6 plumbing wall, and any light-gauge partition. Each type gets a height, a stud spacing, and a plate count. This legend drives every stud and plate line that follows.
- Measure walls and openingsUsing Bluebeam Revu and PlanSwift, we trace each wall run in LF and subtract openings wider than 4 ft, then add back the studs at jambs, corners, and T-intersections. We record double top plates at bearing walls and single plates at non-bearing partitions. Wall height comes from the section, not the plan note.
- Take off floor and roof membersWe measure joists, rim board, and blocking from the framing plan, noting cantilevers and floor openings. Roof rafters and ceiling joists are taken off by member size and span from the roof framing plan. Trusses are counted by mark number, and we flag girder and valley trusses separately because they carry different handling and setting costs.
- Measure sheathing and WRBWall and roof sheathing are measured in SF from the elevation and roof plan, then converted to 4x8 or 4x9 panel counts with a waste factor for gable ends and non-modular wall lengths. House wrap and flashing tape are measured in SF and LF along the same runs, including sill pans and window openings.
- Apply hardware and fastenersWe read the shear schedule and the connector manufacturer's tables to count hold-downs, straps, hangers, and mudsill anchors by type. Fasteners are listed by length and coating — 16d common, 10d box, 8d, and Simpson SDS screws — not as a single lump sum. Treated lumber at sill plates and near grade is called out separately.
- Price and formatMaterial and labor pricing is adjusted by ZIP code using RSMeans data. We output an Excel workbook and a PDF organized by CSI MasterFormat division, with marked-up plan sets showing where each quantity came from. Most projects return in 24–48 hours, and rush turnaround is available.
What we need from you
- Architectural setFloor plans, elevations, and wall sections so we can build the wall-type legend and read plate heights.
- Structural setFraming plans, shear schedule, and connector details that drive hold-down and anchor counts.
- Roof framing planRafter or truss layout, ridge and valley locations, and any girder truss marks.
- Spec bookDivision 06 and 05 40 00 sections for lumber grade, sheathing thickness, and fastener requirements.
- Addenda and RFIsAny issued changes so we take off the current design, not the original bid set.
- Foundation planSill plate layout, anchor bolt plan, and any embeds or hold-down locations that interface with the framing.
- Truss shop drawingsIf available, the truss design drawings give exact member sizes, plate locations, and girder truss marks that we verify against the architectural set.
Sample framing material takeoff format
This is the line structure you receive, organized by CSI section with a drawing reference for every quantity.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 06 11 00 | 2x6 studs, 8 ft, @ 16 in o.c., exterior bearing wall | 1,840 | EA | S-201 |
| 06 11 00 | 2x6 top and bottom plates, double top at bearing | 12,400 | LF | A-101 |
| 06 11 00 | Header 4x10 with (2) jack and (2) king studs | 86 | EA | S-202 |
| 06 10 00 | 2x10 floor joists @ 16 in o.c. with rim board | 3,200 | LF | S-203 |
| 06 16 00 | 7/16 in OSB wall sheathing, 4x8 panels | 24,800 | SF | A-201 |
| 06 05 23 | Hold-downs and straps per shear schedule | 260 | EA | S-301 |
| 05 40 00 | 3-5/8 in light-gauge studs @ 16 in o.c., 20 ga. | 640 | EA | A-301 |
| 06 11 00 | 2x6 studs, 8 ft, @ 16 in o.c., interior non-bearing | 920 | EA | A-102 |
| 06 10 00 | 2x10 rim board, 1-1/4 in thick | 480 | LF | S-203 |
| 06 16 00 | 5/8 in plywood roof sheathing, 4x8 panels | 18,200 | SF | A-202 |
| 06 05 23 | Mudsill anchors, 1/2 in x 10 in | 120 | EA | S-301 |
| 06 11 00 | 2x6 fire-blocking at floor lines | 1,200 | LF | A-103 |
Units of measure in a framing takeoff
Framing quantities are not all square feet. We measure each assembly in the unit your supplier and crew actually order and install.
| Item | Unit | How it's measured |
|---|---|---|
| Studs, joists, trusses, hangers | EA | Counted from the framing plan by spacing and wall length |
| Plates, headers, beams, blocking | LF | Measured along the wall or member centerline, including laps |
| Sheathing, subfloor, WRB | SF | Calculated from wall and floor areas, then converted to panels |
| Solid sawn and timber members | BF | Nominal width × depth × length in inches divided by 12 |
| Concrete at hold-downs and embeds | CY | Volume of the footing or pier, converted from cubic feet |
| Structural steel connectors | LB | Weight of angles, plates, and anchor bolts from the schedule |
| Fasteners and clips | CT | Count by box or piece, matched to the connector manufacturer |
Worked example: takeoff of a wall segment
This example shows how we take off a single exterior bearing wall segment. The dimensions are illustrative and do not represent a real project. We use the same step-by-step method on every wall in your drawings.
Assume a wall that is 24 ft long, 9 ft high, with 2x6 studs at 16 in. o.c., double top plates, and a 4 ft x 5 ft window centered on the wall. The wall is sheathed with 7/16 in. OSB on the exterior.
Step 1: Studs
- Stud spacing: 16 in. o.c. → 24 ft ÷ 1.333 ft = 18 spaces. Number of studs = 18 + 1 = 19 studs for the basic layout.
- Add studs at the window: 2 king studs and 2 jack studs per side? Actually, for a window, we need 2 king studs and 2 jack studs total (one on each side). But standard practice often uses 2 king and 2 jack per opening. For this example, we add 2 king and 2 jack studs = 4 extra studs.
- Total studs = 19 + 4 = 23 studs. Each stud is 9 ft long. We order 2x6x9 ft studs.
Step 2: Plates
- Bottom plate: 1 piece, 24 ft long. But we need to account for the window opening? No, the bottom plate runs continuous under the window. So bottom plate = 24 LF.
- Top plates: double top plate = 2 pieces, each 24 ft long = 48 LF.
- Total plate material = 24 + 48 = 72 LF. We order 2x6 plates in 24 ft lengths? Typically plates come in 16 ft or 20 ft lengths; we'll convert to linear feet and add for laps.
Step 3: Header
- Window is 4 ft wide. Header size: for a 4 ft opening in a bearing wall, a double 2x10 header is common. So we need two 2x10 pieces, each 4 ft long plus bearing length. Typically, header length = opening width + 2 x 1.5 in. bearing = 4 ft + 0.25 ft = 4.25 ft. Two pieces = 8.5 LF of 2x10.
Step 4: Sheathing
- Wall area: 24 ft x 9 ft = 216 SF.
- Subtract window opening: 4 ft x 5 ft = 20 SF. Net sheathing area = 216 - 20 = 196 SF.
- Convert to 4x8 panels: each panel = 32 SF. Number of panels = 196 ÷ 32 = 6.125 → 7 panels.
- Waste factor: for a wall with an opening, typical waste is 10%. So order 7 panels + 10% = 7.7 → 8 panels. Total SF ordered = 8 x 32 = 256 SF.
Step 5: Hardware
- Assume the shear schedule requires hold-downs at each end of the wall: 2 hold-downs.
- Mudsill anchors: typically one every 4 ft on center. 24 ft ÷ 4 ft = 6 anchors. Add 2 for ends? We'll use 6 anchors.
- Fasteners: 16d common nails for framing: estimate 1 lb per 100 SF of wall. 216 SF → 2.16 lb → round to 3 lb box.
Summary table
| Item | Quantity | Unit |
|---|---|---|
| 2x6x9 ft studs | 23 | EA |
| 2x6 plates | 72 | LF |
| 2x10 header | 8.5 | LF |
| 7/16 in. OSB sheathing | 8 | panels |
| Hold-downs | 2 | EA |
| Mudsill anchors | 6 | EA |
| 16d nails | 3 | lb |
We apply waste factors separately for each material: 5% for studs and plates, 10% for sheathing, and 2% for hardware. The final takeoff would show these as separate lines so you can adjust them. This wall is one of many in a full takeoff; we repeat this process for every wall type and opening on your plans.
What moves the framing cost estimating number
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Wall height and plate count
A 9 ft wall uses more stud length and adds a plate compared to an 8 ft wall. Double top plates at bearing walls add LF and studs at every intersection. We read height from the section, not the plan note, because a note that says 8 ft often hides a 9 ft plate line.
A 9 ft wall uses more stud length and adds a plate compared to an 8 ft wall. Double top plates at bearing walls add LF and studs at every intersection. We read height from the section, not the plan note, because a note that says 8 ft often hides a 9 ft plate line.
Solid sawn, LVL, LSL, PSL, I-joists, open-web floor trusses, and light-gauge steel each change member depth, span capacity, waste factor, fastener type, and lead time. A switch from I-joists to open-web trusses can cut labor but adds a crane and a longer lead time.
Panel orientation, gable ends, and non-modular wall lengths drive waste. A wall that is 23 ft long wastes more 4x8 panels than a 24 ft wall. We apply a waste factor as a separate line so you can see it and adjust it.
Hold-down and anchor bolt quantities come from the shear schedule, not the plan count. A plan may show one hold-down symbol at a corner while the schedule calls for two. We count from the schedule and the manufacturer's tables.
Sill plates, porches, and any member within 6 inches of grade require treated lumber and stainless or hot-dip galvanized fasteners. These cost more and are often missed when the takeoff is done from the floor plan alone.
Hip and valley roofs, dormers, and multiple plate heights increase rafter count, require additional blocking and lookouts, and create more waste. A simple gable roof uses fewer pieces and less labor than a cut-up roof of the same footprint.
Cantilevers, floor openings for stairs, and dropped ceilings change joist spans and require doubled joists, headers, and additional blocking. These conditions are shown on the framing plan but often missed when pricing from a typical floor.
Advanced framing techniques, such as 24 in o.c. spacing and single top plates, reduce material but require engineering and may not be allowed in high-wind or seismic zones. Confirm the adopted code edition with the local building department.
Common scope gaps in a framing bid estimating package
Framing bids leak money at the edges — the studs around openings, the blocking at floor lines, the hardware the schedule requires. These are the items we check on every takeoff.
- Double top plates and the extra studs at openings, corners, and T-intersections. They hide in the wall type details, not the plan. We build a wall-type legend and count each intersection.
- Jack and king studs at every header. Plans often show the header size but not the studs that carry it. We count two jacks and two kings per opening unless the schedule says otherwise.
- Rim board, band joists, and blocking at floor openings and cantilevers. They appear on the framing plan as short line segments. We measure them in LF and add them to the floor system.
- Sheathing waste from panel layout, gable ends, and non-modular wall lengths. A square-foot area hides the offcuts. We convert to panel counts and show waste as a separate line.
- Roof truss girder and valley sets, plus the extra handling they require. They are marked on the truss layout but often priced as standard trusses. We list them separately with a handling note.
- Hold-down and anchor bolt quantities driven by the shear schedule, not the plan count. The schedule may call for two hold-downs where the plan shows one. We count from the schedule and the manufacturer's tables.
- Fire-blocking at floor lines and top plates in multi-story walls. It is a code requirement and a line item. We measure it in LF at each floor line and at the top plate of every wall.
- Furring and resilient channel where the drawings call for sound isolation. It is a Division 09 item by trade but a Division 05 40 00 material by purchase. We flag it so you can carry it in the right place.
- Treated lumber at sill plates, porches, and any member within 6 inches of grade. It is called out in the general notes, not the plan. We read the notes and separate treated from untreated.
- Nail and fastener quantities by length and coating, not a single lump sum. A lump sum hides the difference between 16d common and 10d box. We list fasteners by type and box count.
- Temporary bracing and shoring material that the framing crew consumes. It is rarely shown on the drawings. We add a line based on wall height and exposure.
- WRB seam tape, flashing, and sill pan materials that the sheathing crew installs. They are Division 07 25 00 items but are often bought with the framing package. We measure them in SF and LF.
Framing material and system options
The material you choose changes the takeoff units, waste factors, and hardware. We take off whatever system your drawings specify.
| Material / system | Typical use | Takeoff unit | What changes in the estimate |
|---|---|---|---|
| Solid sawn lumber | Studs, plates, blocking, rafters | LF, EA, BF | Waste factor 5-10%, standard fasteners, readily available |
| LVL, LSL, PSL | Headers, beams, rim board | LF, BF | Engineered lumber costs more, requires specific fasteners and may need shop drawings |
| I-joists | Floor joists, roof rafters | LF, EA | Lighter, longer spans, but requires rim board, web stiffeners, and specific hangers |
| Open-web floor trusses | Floor framing | EA | Counted by mark, require blocking and bridging, often need crane for setting |
| Light-gauge steel | Interior partitions, exterior walls | LF, EA, SF | Measured by gauge, requires screws, track, and bridging; different waste factor |
| Timber (heavy timber) | Post and beam, exposed structures | BF, EA | Large members, custom connections, often requires steel plates and bolts |
| Wood roof trusses | Roof framing | EA | Counted by mark, girder and valley trusses handled separately, need bracing |
| Treated lumber | Sill plates, porches, near grade | LF, EA | Requires stainless or hot-dip galvanized fasteners, and may be a separate line item |
Codes and standards that affect framing takeoffs
Model codes
Framing is governed by the International Building Code (IBC) and International Residential Code (IRC) for most U.S. jurisdictions. The IRC covers one- and two-family dwellings and townhouses; the IBC covers commercial and multi-family. Key provisions that change quantities include: allowable stud spacing and height (IRC Table R602.3(5)), header and girder spans (IRC Tables R602.7(1) and R602.7(2)), and wall bracing requirements (IRC Section R602.10). The International Energy Code (IECC) can affect framing through requirements for continuous insulation and air sealing, which may add furring or change wall thickness. Always confirm the adopted code edition with your local building department, as editions vary by state and municipality.
Industry standards
Several standards from ASTM, AWC, and AISI apply. The American Wood Council (AWC) publishes the National Design Specification (NDS) for Wood Construction, which gives design values for lumber and connections. ASTM D5055 covers establishment and monitoring of structural capacities for prefabricated wood I-joists. For light-gauge steel, AISI S100 (North American Specification for the Design of Cold-Formed Steel Structural Members) and AISI S200 (North American Standard for Cold-Formed Steel Framing) govern. The Truss Plate Institute (TPI) publishes ANSI/TPI 1, which sets quality criteria for metal plate connected wood trusses. These standards influence member sizing, connection design, and therefore the quantities and hardware in your takeoff.
Specification sections
Your estimator must read Division 06 sections: 06 10 00 Rough Carpentry (lumber grades, species, moisture content), 06 11 00 Wood Framing (stud spacing, plate laps, blocking), 06 16 00 Sheathing (panel thickness, span ratings, nailing patterns), and 06 05 23 Wood, Plastic & Composites Fastenings (nail and screw types, coatings). For light-gauge, read 05 40 00 Cold-Formed Metal Framing (stud gauges, track, bracing) and 09 22 16 Non-Structural Metal Framing (furring, resilient channel). Also check Division 07 25 00 Weather Barriers for WRB and flashing. These sections specify materials and installation methods that directly affect waste factors, fastener counts, and labor hours.
Local amendments
Local jurisdictions often amend model codes. High-wind and seismic zones may require additional hold-downs, tighter stud spacing, or continuous sheathing. Some states adopt older editions of the IRC or IBC, or have their own residential code. For example, California adopts the California Building Code (CBC) with amendments, and Florida has the Florida Building Code (FBC) with high-velocity hurricane zone requirements. These amendments change the shear schedule, hardware counts, and sometimes the framing system itself. Always confirm the adopted code edition and local amendments with the local building department before finalizing your takeoff.
Framing estimating for subcontractors, developers, and owners
General contractors
You use the takeoff to level framing sub bids and to check the lumber package against the drawings before you release a purchase order. The line-item format lets you compare each sub's scope apples to apples.
Framing subcontractors
You use it to price labor by assembly — walls, floors, roof — and to order material without a supplier's stock list. The marked-up plans show your foreman where each quantity came from.
Developers
You use it for pro formas and draw schedules. A line-item framing takeoff gives you a defensible number to compare against a square-foot budget before you commit to a construction loan.
Architects
You use it to check that your details are buildable and that the shear schedule and framing plan agree. A takeoff that flags missing hold-downs or mismatched wall types is a design review tool.
Owners
You use it to understand what the framing package actually includes before you sign a contract. The excluded-items list tells you what belongs in other trades so there are no surprises later.