A general contractor estimate has to carry the whole job, not one trade. That means Division 1 general requirements, temporary facilities, SWPPP, bonds, insurance, supervision, final cleaning, and the contingency that sits on top of every subcontractor quote. If you are bidding a hard-bid job, negotiating a GMP, or leveling quotes before you sign a subcontract, the estimate is the document that decides whether the job makes money.
- 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 the full set, division by division, in CSI MasterFormat order. Division 3 concrete, Division 5 metals, Division 9 finishes, and Division 26 electrical are measured from the drawings and cross-checked against the specifications. Subcontractor quotes are leveled line by line so exclusions, alternates, and unit-price items show up before you carry them into the bid. If you run a mixed portfolio, see our subcontractor estimating services and small contractor estimating pages for the narrower scopes.
We work in Bluebeam Revu, PlanSwift, and RSMeans data, with ZIP-code-adjusted material and labor pricing. Deliverables come back in Excel and PDF, organized by CSI division, with marked-up plan sets so you can see exactly where every quantity came from. Most projects turn in 24–48 hours; rush is available. Start with get an estimate, or browse who we serve if you want the page that matches your role.
We also estimate for general contractors working outside our home market. If your project is in Texas, see our Texas estimating page; for California, California estimating; for Florida, Florida estimating; for New York, New York estimating; and for North Carolina, North Carolina estimating.
What general contractor cost takeoff covers
We measure the full scope from the drawings and specifications, then organize it by CSI MasterFormat division so your buyout and your bid form line up. General conditions, sitework, structure, envelope, interiors, and MEP are all priced. Subcontractor quotes are leveled against the takeoff so scope gaps and exclusions surface before the bid goes out.
General Conditions
Supervision, temporary facilities, SWPPP, bonds, insurance, final cleaning, and contingency priced by duration.
LS · MO · EASitework & Concrete
Clearing, cut/fill, export, storm drainage, paving, footings, slabs, rebar, and formwork measured and priced.
CY · SF · TONStructural Steel & Masonry
Columns, beams, joists, deck, fireproofing, CMU, brick veneer, lintels, grout, and reinforcement.
TON · SF · LFCarpentry & Roofing
Framing, sheathing, blocking, trusses, casework, membrane roofing, insulation, flashing, and edge metal.
SF · SQ · LFDrywall & Ceilings
Board by type, studs, acoustic panels, and suspension systems measured from reflected ceiling plans.
SF · LF · EADoors, Frames & Glazing
Door and frame counts, hardware sets, and glazing areas cross-checked against door schedules.
EA · SFMEP Systems
Fixtures, pipe, ductwork, conduit, wire, panels, and sprinkler heads measured from MEP drawings.
EA · LF · SFFinishes & Markups
Painting, flooring, specialties, toilet accessories, overhead and profit, bond, contingency, and escalation.
SF · SY · EAWhat every general contractor estimating takeoff includes
- Division 01 general conditions: supervision, temporary facilities, final cleaning
- Sitework: clearing, cut/fill, export, storm drainage, paving by SY and ton
- Concrete: footings, grade beams, slab-on-grade, elevated slab, rebar, formwork
- Structural steel: columns, beams, joists, deck by ton and SF, fireproofing
- Masonry: CMU and brick veneer by SF, lintels by LF, grout and reinforcement
- Rough and finish carpentry: framing, sheathing, blocking, trusses, casework
- Roofing: membrane by SQ, insulation by SF and R-value, flashing and edge metal
- Drywall and ceilings: board by SF and type, studs by LF, acoustic panels by SF
- Doors, frames, hardware, and glazing by EA and SF
- MEP: fixtures, pipe, ductwork, conduit, wire, panels, and sprinkler heads
- Painting, flooring, specialties, and toilet accessories by SF, SY, and EA
- Contractor markups: overhead and profit, bond, contingency, escalation to bid date
How our general contractor estimating firm builds an estimate
- Plan and spec reviewWe read the full set, starting with the general notes, drawing index, and Division 01 specifications. We log the bid date, alternates, unit-price items, and allowances before any quantity is taken. The summary of work and construction progress schedule tell us the duration that drives general conditions. We also note the geotechnical report recommendations and any special inspection requirements that affect the sitework and concrete scopes. This upfront review sets the scope boundaries and ensures no discipline is overlooked.
- Division-by-division takeoffEach trade is measured in its own unit: concrete by CY from footing and slab dimensions, steel by TON from member sizes, drywall by SF by thickness, pipe by LF by diameter. We mark up the plan set as we go so every quantity traces back to a sheet and grid line. For example, we measure formwork contact area separately from concrete volume, and we count rebar by LF using the placing drawings. Openings over 10 SF are deducted from wall areas, and we apply typical waste factors as separate lines.
- Subcontractor quote levelingWe put every quote side by side against the takeoff. Exclusions, alternates, unit prices, and clarifications are pulled into a comparison sheet. If a quote is missing fireproofing or final cleaning, it shows up as a gap before you carry the number into the bid. We also check that each quote includes the same scope of work, such as whether the mechanical contractor is providing test and balance or if that is a separate section. The leveled sheet becomes your buyout checklist.
- General conditions and markupsSupervision, temporary facilities, SWPPP, permits, bonds, and insurance are priced by duration and contract value. Overhead and profit, contingency, and escalation to the bid date are applied as separate lines so you can adjust them without rebuilding the estimate. We break out items like temporary heat by month and hoisting by number of crane days. Bond premium is calculated as a percentage based on contract value and bond limits, and we state the basis for each markup so you can defend it during bid review.
- Bid form cross-checkWe compare our estimate against the owner's bid form to ensure all alternates, unit prices, and allowances are priced exactly as requested. If the bid form has a schedule of values, we map our division totals to it. Any discrepancies, such as a missing line item or a different unit of measure, are flagged for your review. This step prevents arithmetic errors and ensures your bid is responsive to the solicitation requirements. We also verify that the total bid amount matches the sum of the components.
- Review and deliveryThe estimate is checked against the drawings for missing scope, then delivered in Excel and PDF by CSI division with the marked-up plan set. You get a bid-ready number, a buyout list, and a clear record of what was included and excluded. We also provide a scope clarification list for items that need confirmation with the local building department, such as the adopted code edition. Delivery is typically within 24–48 hours, and rush service is available for tight deadlines.
What we need from you
- Full plan setArchitectural, structural, civil, MEP, and fire protection sheets. Missing disciplines mean missing scope.
- Project specificationsDivision 01 through 33, including general conditions and any special requirements that affect pricing.
- Bid date and scheduleThe date drives escalation. The schedule duration drives general conditions, temporary heat, and hoisting.
- Sub quotes receivedAny quotes you already have, so we can level them against the takeoff and flag gaps.
- Site address or ZIPFor ZIP-code-adjusted material and labor pricing and local tax treatment.
- Bond and insurance requirementsPerformance and payment bond limits, builder's risk, and any owner-specific insurance minimums.
- Alternates and unit pricesWhich items the owner wants priced separately, and the unit-price schedule from the bid form.
Sample general contractor quantity takeoff format
This is how a GC estimate reads in Excel: CSI section, line item with the spec detail, quantity, unit, and the sheet the quantity came from.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 033000 | Slab-on-grade, 5" thick, 4,000 psi, welded wire mesh | 18,400 | SF | S-101 |
| 051200 | Structural steel columns, W12×65, including base plates | 48 | TON | S-301 |
| 072100 | Thermal insulation, rigid board, R-20, exterior walls | 12,600 | SF | A-501 |
| 092900 | Gypsum board, 5/8" Type X, one layer each side, 16" o.c. | 42,300 | SF | A-601 |
| 262416 | Panelboards, 400A, 277/480V, 42-circuit, surface mounted | 6 | EA | E-201 |
| 015200 | Temporary fencing, 6' chain link, including gates | 1,200 | LF | C-001 |
| 312000 | Site clearing, grubbing, and topsoil stripping | 2.5 | AC | C-101 |
| 334100 | Storm drainage, 18" RCP, including bedding and backfill | 850 | LF | C-301 |
| 055000 | Miscellaneous metals, roof screen supports, galvanized | 4,800 | LB | S-501 |
| 230000 | HVAC, rooftop units, 20-ton, including curb and controls | 4 | EA | M-201 |
Units of measure we price in
Every line in the estimate carries a unit that matches how the trade is bought and installed. Mixing units is how quantities get double-counted.
| Item | Unit | How it's measured |
|---|---|---|
| Concrete footings and slabs | CY | Volume from plan dimensions, converted at 27 CF per CY |
| Structural steel | TON | Weight from member sizes and lengths, plus connection allowance |
| Roofing membrane | SQ | 100 SF of finished roof area, including laps and waste |
| Drywall | SF | Board area by thickness and type, minus openings over 10 SF |
| Doors and frames | EA | Count from door schedule, matched to hardware sets |
| Pipe and conduit | LF | Centerline length by diameter and material from plans |
| Carpet | SY | 9 SF per SY, measured to the finished floor area |
| General conditions | LS | Lump sum by duration, not by area |
Worked example: takeoff of a slab-on-grade and footing
This example shows how we take off a small concrete scope for a general contractor. The dimensions are illustrative and do not represent a specific project.
Step 1: Footings
- Continuous footing: 24 in. wide × 12 in. deep, total length 412 LF.
- Cross-section area: 2 ft × 1 ft = 2 SF.
- Volume: 412 LF × 2 SF = 824 CF.
- Convert to CY: 824 CF ÷ 27 = 30.5 CY.
Step 2: Slab-on-grade
- Area: 18,400 SF, thickness 5 in. = 0.4167 ft.
- Volume: 18,400 SF × 0.4167 ft = 7,666.7 CF.
- Convert to CY: 7,666.7 ÷ 27 = 283.9 CY, round to 284.0 CY.
Step 3: Waste factor
- Typical waste for concrete is 5–10%. We apply 5% as a separate line: 284.0 CY × 0.05 = 14.2 CY.
- Total concrete volume: 284.0 + 14.2 = 298.2 CY.
Step 4: Formwork
- Footing formwork: perimeter of cross-section = 2 × (2 ft + 1 ft) = 6 LF per LF of footing. Total: 412 LF × 6 = 2,472 SF contact area.
- Slab edge formwork: perimeter of slab, assume 600 LF. Formwork area: 600 LF × 0.4167 ft = 250 SF.
- Total formwork: 2,472 + 250 = 2,722 SF.
Step 5: Reinforcement
- Footings: assume #4 bars at 12 in. o.c. both ways. Number of bars: 412 LF ÷ 1 ft = 412 bars, each 2 ft long = 824 LF. Plus transverse: 2 ft ÷ 1 ft = 2 bars per LF, each 412 ft long = 824 LF. Total footing rebar: 1,648 LF.
- Slab: #3 bars at 18 in. o.c. both ways. Number of bars: 18,400 SF ÷ (1.5 ft × 1.5 ft) = 8,178 bars? Actually, for a grid, we calculate: one direction: 18,400 SF ÷ 1.5 ft = 12,267 LF; other direction same: 12,267 LF. Total slab rebar: 24,534 LF.
- Convert to tons: #4 bar weighs 0.668 lb/ft, #3 bar weighs 0.376 lb/ft. Footing: 1,648 LF × 0.668 = 1,101 lb = 0.55 TON. Slab: 24,534 LF × 0.376 = 9,225 lb = 4.61 TON. Total rebar: 5.16 TON.
Step 6: Summary
- Concrete: 298.2 CY
- Formwork: 2,722 SF
- Rebar: 5.16 TON
We then apply ZIP-code-adjusted material and labor rates to each line. This is the level of detail in every division of our estimates.
What moves the number
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
General conditions duration
Supervision, temporary facilities, and equipment are carried by month. If the schedule stretches from 8 to 11 months, the general conditions line grows by roughly a third. We price it against the construction progress schedule, not a guess. Temporary heat, hoisting, and crane time are broken out by month and by the number of pieces to set. We also include weekly SWPPP inspections and temporary toilet servicing as recurring costs.
Supervision, temporary facilities, and equipment are carried by month. If the schedule stretches from 8 to 11 months, the general conditions line grows by roughly a third. We price it against the construction progress schedule, not a guess. Temporary heat, hoisting, and crane time are broken out by month and by the number of pieces to set. We also include weekly SWPPP inspections and temporary toilet servicing as recurring costs.
Structural steel, cast-in-place concrete, load-bearing masonry, and wood frame carry different unit costs, lead times, and foundation loads. We compare them on cost per SF of floor area and note which one the drawings actually specify. For steel, we price by TON and include connection design allowance and fireproofing. For concrete, we separate formwork, rebar, and concrete volume. The choice also affects the foundation size and the crane requirements.
SBS modified bituminous, TPO, EPDM, and standing seam metal differ in material cost, attachment method, and warranty. Membrane is priced by SQ, with insulation by SF and R-value and flashing by LF. We also include taper insulation, cover board, and edge metal as separate line items. The attachment method, such as mechanically attached vs. adhered, changes both material and labor. We note the specified warranty length and any required maintenance.
Brick veneer, EIFS, metal panel, and precast have different backing, insulation, and sealant requirements. The assembly drives both the envelope cost and the structural load carried by the frame. For brick, we price by SF of wall area and include flashing, weep holes, and shelf angles by LF. For metal panel, we include the subframing and the specified finish. We also account for the required fire rating and the insulation R-value from the energy code.
Copper vs. PEX vs. CPVC for plumbing, rigid vs. flex duct for HVAC, and EMT vs. PVC conduit for electrical change both material cost and labor hours. We price the specified material and flag where an alternate is allowed. For example, we measure copper pipe by LF and diameter, and note the labor factor for soldering vs. crimping. For ductwork, we measure by LB and include the specified gauge and insulation. These choices also affect the number of fittings and hangers.
Rock excavation, unsuitable soils, dewatering, and export distance are the largest variables in sitework. Cut and fill are balanced by CY, and export is priced by CY with the haul distance stated. We also include the cost of importing select fill if the on-site material is unsuitable. Dewatering is priced by the duration and the volume of water to be removed. We note the geotechnical report recommendations for foundation preparation.
Prevailing wage, union vs. open shop, and local labor availability change the labor component of every trade. We use ZIP-code-adjusted labor rates from RSMeans data and note the wage basis in the estimate. For projects subject to Davis-Bacon or state prevailing wage, we price the applicable rates and include certified payroll requirements in general conditions. Overtime and shift work are priced as separate line items if the schedule requires them.
Scope gaps we catch in the bid package
Most bid losses come from scope that was never priced, not from a wrong unit cost. These are the items that hide between divisions.
- General conditions priced for 8 months while the schedule runs 11. We check the construction progress schedule against the supervision line and re-price the difference before the bid.
- Temporary heat, hoisting, and crane time left out of the winter or tall-structure estimate. These sit in the general conditions spec but are easy to skip when the takeoff focuses on permanent work.
- SWPPP installation, weekly inspections, and NOI/NOT filing missing from the sitework package. We pull them from Division 01 and the civil drawings and price them as a separate line.
- Permit fees, plan check, and impact fees assumed to be owner-furnished. We list every jurisdiction fee we can identify and flag the ones that need confirmation with the local building department.
- Bond premium and builder's risk insurance carried as a percentage of contract value, not a flat line. The percentage depends on contract value and bond limits, so we price it against the bid form.
- Subcontractor quote leveling gaps: exclusions, alternates, and unit-price items that never make it into the bid. We compare every quote to the takeoff and list what is missing.
- Allowances for rock excavation, unsuitable soils, and unforeseen utilities priced as placeholders instead of real numbers. We carry them as unit-price lines so the owner can see the exposure.
- Escalation to the bid date on steel, lumber, copper wire, and PVC pipe. We apply a dated escalation factor and state the basis so you can adjust it if the bid moves.
- Final cleaning, punch list labor, and closeout documents such as O&M manuals, as-builts, and attic stock. These are Division 01 requirements that often fall between the GC and the subs.
- Sales and use tax on materials where the GC is the buyer of record. The tax treatment varies by state and by contract type, so we flag it for confirmation with your accountant.
- Testing and inspection for concrete, welds, soil compaction, and fireproofing. This is third-party scope that belongs in the general conditions or the owner's budget, not the sub's quote.
- Site logistics: laydown area, fence, gate, traffic control, dust control, and dewatering. These are priced by duration and by the site plan, and they are frequently missing from the sitework package.
Material and system comparisons that drive the number
We compare specified materials against alternates on cost per unit, lead time, and code implications. The table shows the axes we price.
| System | Unit | Cost driver | Lead time and code note |
|---|---|---|---|
| Structural steel frame | TON | Mill price, connection design, fireproofing, crane time | 8–16 weeks mill order; fire rating per IBC Table 601 |
| Cast-in-place concrete frame | CY | Formwork contact area, rebar tonnage, pump or crane placement | Ready-mix lead time 1–2 weeks; special inspections for rebar and concrete |
| Load-bearing masonry | SF | CMU block count, grout and reinforcement, lintels, flashing | Block availability 2–4 weeks; fire rating per ASTM E119 |
| Wood frame | MBF | Lumber species and grade, truss design, sheathing, fasteners | 4–6 weeks for trusses; fire blocking and draft stopping per IRC |
| SBS modified bituminous roofing | SQ | Membrane thickness, attachment method, insulation R-value, flashing | 4–6 weeks; UL fire rating and FM wind uplift |
| TPO single-ply roofing | SQ | Membrane thickness, attachment (mechanically attached vs. adhered), insulation | 4–6 weeks; energy code reflectance requirements |
| Copper plumbing pipe | LF | Diameter, wall thickness, soldering labor, hangers | 2–4 weeks; code-approved for potable water per IPC/UPC |
| PEX plumbing pipe | LF | Diameter, fitting system, crimping labor, manifold | 1–2 weeks; code-approved for potable water per IPC/UPC |
| EMT conduit | LF | Diameter, bending labor, supports, fittings | 1–2 weeks; NEC requirements for raceway |
| PVC conduit | LF | Diameter, solvent welding, expansion fittings | 1–2 weeks; NEC requirements for raceway |
Codes, standards, and spec sections that affect quantities and cost
The adopted code edition and local amendments directly affect the quantities and cost of your estimate. You must confirm the adopted edition with the local building department before pricing.
IBC and IRC govern structural, fire, and life-safety requirements. For example, IBC Table 601 sets fire-resistance ratings for structural elements, which can change the fireproofing quantity for steel or the concrete cover for rebar. The IRC governs one- and two-family dwellings and townhouses, with different requirements for wall bracing, fire blocking, and egress.
IECC sets energy efficiency requirements for the envelope, mechanical, and lighting systems. The adopted edition and climate zone determine insulation R-values, window U-factors, and duct sealing. These affect the quantity of insulation, the type of glazing, and the HVAC equipment sizing.
NEC governs electrical installations. Article 250 covers grounding, Article 300 covers wiring methods, and Article 310 covers conductors. The required conduit fill and wire ampacity affect the number of conduits and wire sizes. You must confirm the adopted edition and any local amendments.
IPC and UPC govern plumbing installations. They differ in venting, fixture unit calculations, and materials. For example, UPC may require more stringent testing or different pipe materials than IPC. The adopted edition affects the quantity of pipe, fittings, and fixtures.
NFPA 13 governs sprinkler systems. The hazard classification of the occupancy determines the sprinkler head spacing, pipe sizes, and water supply requirements. This can change the number of heads, the pipe diameter, and the size of the fire pump.
Division 01 specifications include the summary of work, construction progress schedule, submittals, temporary facilities, and final cleaning. These sections drive general conditions costs. For example, the schedule duration sets the supervision months, and the submittal requirements set the administrative labor.
Division 03 includes concrete specifications with required compressive strength, slump, air content, and curing methods. These affect the mix design, admixtures, and testing frequency.
Division 05 includes structural steel specifications with required bolted or welded connections, shop painting, and fireproofing. These affect the quantity of bolts, welds, and fireproofing.
Division 07 includes roofing specifications with membrane type, attachment, and warranty. These affect the material cost and labor.
Division 09 includes drywall specifications with board type, thickness, and finish level. These affect the quantity of board, joint compound, and labor.
Division 22 includes plumbing specifications with pipe materials, fittings, and fixtures. These affect the quantity and cost.
Division 23 includes HVAC specifications with equipment type, duct material, and insulation. These affect the quantity and cost.
Division 26 includes electrical specifications with conduit type, wire size, and panelboards. These affect the quantity and cost.
Always confirm the adopted code edition and local amendments with the authority having jurisdiction. We note the code basis in our estimates and flag items that need confirmation.
Who this general contractor estimate services page is for
General contractors
You carry the bond and the contingency, so you need a complete division-by-division estimate you can mark up and defend. The takeoff gives you a bid-ready number and a buyout list.
Construction managers
You manage multiple packages and need to level subcontractor quotes against a consistent takeoff. The comparison sheet shows exclusions and scope gaps before you award.
Owner's representatives
You review the GC's bid for completeness and reasonableness. An independent takeoff lets you check quantities, general conditions duration, and markups against the market.
Design-build teams
You are pricing a design that is still developing, so you need allowances and unit prices that reflect real cost drivers. We price the known scope and flag what is still open.