Government work is priced against a bid schedule, not a lump-sum proposal. You send the solicitation, spec book, IFC drawings, specifications and any amendments. We return a material takeoff and labor takeoff organized by CSI MasterFormat division, from Division 01 general requirements through Division 33 utilities, with every line item tied to the unit of measure the government uses. That means rock excavation per CY, demolition per SF, and cast-in-place concrete per CY, not a single square-foot price. If your bid includes unit-price items under 01 22 00, we build those as separate rows so you can carry them into the bid form without re-keying. We also apply Davis-Bacon Act prevailing wage rates by trade and county, add fringe benefits where the determination requires them, and flag classifications that are missing from the wage decision. The estimate arrives in Excel and PDF with marked-up plan sets, usually within 24–48 hours. Rush turnaround is available when your bid date is close.
- 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
Federal construction estimating adds a layer that private work does not. We read the FAR Part 36 and DFARS clauses cited in the solicitation, note bonding requirements such as a performance bond at the stated penal sum, and check whether certified payroll reporting will be required. Small business set-aside solicitations, IFB and RFP formats, and any addenda issued after the site visit all change the pricing basis, so we log each one against the revision it affects. We also read the general conditions and supplementary conditions for sequencing, on-site supervision and safety plan requirements that carry cost. For federal solicitations with UFGS specs, see our federal contractor estimating page. If you are a small business bidding a set-aside, small contractor estimating covers the same takeoff at a smaller scope. Prime contractors who need to check a subcontractor's number before submission use subcontractor estimating services.
State project estimating and municipal construction estimating follow the same logic but swap in state wage decisions, local bid forms and agency-specific schedule of values formats. We split the takeoff so Division 03 concrete, Division 05 metals, Division 26 electrical and Division 31 earthwork each carry their own quantities and units, which lets you map rows straight to the schedule of values. If you want to see how the same scope is priced for private clients, general contractor estimating shows the comparison.
What a government cost estimating package covers
The takeoff follows the bid schedule and the specifications. We price the base bid and any alternates or unit-price items listed in the solicitation. Each line item is measured from the drawings, then checked against the spec section that governs it. Where the government provides a wage determination, we map each trade to the correct classification and apply the listed rate plus fringe.
Bid schedule line items measured per the solicitation's units
Bid schedule line items measured per the solicitation's units
Davis-Bacon wage rates by trade
Davis-Bacon wage rates by trade, county and classification
Unit-price items under 01 22 00
Unit-price items under 01 22 00, priced separately
Demolition
Demolition, concrete, masonry, steel and carpentry takeoff
Plumbing
Plumbing, HVAC and electrical quantities from MEP sheets
Site work
clearing, excavation, backfill, paving, curbs
Submittal
Submittal, closeout and commissioning allowances per LS
Bonding and bid guarantee costs as a separate line
Bonding and bid guarantee costs as a separate line
What every government contractor estimating takeoff includes
- Bid schedule line items measured per the solicitation's units
- Davis-Bacon wage rates by trade, county and classification
- Unit-price items under 01 22 00, priced separately
- Demolition, concrete, masonry, steel and carpentry takeoff
- Plumbing, HVAC and electrical quantities from MEP sheets
- Site work: clearing, excavation, backfill, paving, curbs
- Submittal, closeout and commissioning allowances per LS
- Bonding and bid guarantee costs as a separate line
- Buy American and BABA documentation labor
- Temporary facilities, barricades and security fencing
- Testing, special inspections and SWPPP line items
- Escalation and material contingency for multi-year awards
How we build a government project takeoff
- Read the solicitation and bid formWe start with the bid schedule, not the drawings. That tells us which units the government wants and which items are base bid, alternate or unit price. We note every amendment and confirm the bid date. Any item the government prices per LS is flagged so you can decide whether to carry a lump sum or a unit-price backup.
- Map wage determinations to tradesWe open the wage determination attached to the solicitation and list every classification. Then we match each trade in the takeoff to a classification. If a trade is not listed, we flag it for an additional classification request. Fringe benefits are added per the determination, not as a percentage markup.
- Measure from drawings by CSI divisionWe take off quantities in Bluebeam Revu and PlanSwift, division by division. Concrete is measured by CY from footing and slab dimensions. Masonry is measured by SF of wall face. Steel is measured by TON from the member schedule. Each quantity is tagged to the sheet and detail it came from so you can trace it.
- Price labor with prevailing wagesLabor hours are built from RSMeans data, then priced with the Davis-Bacon rate plus fringe for that classification. We do not use open-shop rates. Overtime and shift differentials are added where the schedule requires them. The labor column stays separate from material and equipment so you can adjust if the wage determination changes.
- Add bond, Buy American and documentationBonding is carried as a separate line based on the contract value. Buy American certification and BABA documentation labor is added where the solicitation requires it. Submittal preparation, government review cycles and re-submittal time are included as a line item under 01 33 00, not buried in overhead.
- Deliver Excel and PDF with markupsYou receive an Excel workbook organized by CSI division, a PDF for review, and a marked-up plan set showing where each quantity came from. The bid schedule items are separated so you can copy them into the government's form. Turnaround is 24–48 hours for most projects, with rush available.
What we need from you
- Solicitation and amendmentsThe full solicitation including the bid form, wage determination, and every amendment. This tells us the units and the classifications.
- Drawings and specsComplete set with the specification book. We need the geotech report for rock and unsuitable soil unit prices.
- Bid date and timeThe exact deadline so we can schedule turnaround. Rush is available but must be confirmed before we start.
- Wage determinationThe specific wage decision attached to the solicitation. If it is missing, we flag it and use the applicable federal determination.
- Bond and insurance requirementsThe solicitation states the bond percentages and any special insurance. We need those to price bonding correctly.
- Site logistics and restrictionsBadging requirements, work hours, escort rules, and staging areas. These affect labor hours and temporary facilities costs.
- Buy American and BABA clausesAny domestic sourcing requirements and certification forms. We need these to add documentation labor and flag material cost impacts.
Sample takeoff format
A partial takeoff from a government renovation project. Quantities are illustrative and follow the bid schedule units.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 02 41 00 | Slab on grade demolition, 6 in. thick | 22,500 | SF | A-101 |
| 03 30 00 | Continuous footing 24 in. × 12 in. | 1,240 | LF | S-201 |
| 04 20 00 | CMU wall, 8 in., reinforced | 18,600 | SF | A-301 |
| 05 12 00 | Structural steel, columns and beams | 48.5 | TON | S-401 |
| 09 21 00 | Gypsum board, 5/8 in., level 4 finish | 34,200 | SF | A-501 |
| 23 00 00 | Rooftop HVAC unit, 20 ton | 4 | EA | M-601 |
| 26 00 00 | Electrical conduit, 3/4 in. EMT | 8,400 | LF | E-701 |
| 31 23 16 | Rock excavation, bank volume | 1,250 | CY | C-101 |
| 31 23 23 | Unsuitable soil removal and disposal | 3,400 | CY | C-102 |
| 03 30 00 | Extra concrete for unit-price item | 180 | CY | S-202 |
| 01 22 00 | Unit-price item: additional demolition | 5,000 | SF | A-102 |
| 01 33 00 | Submittal preparation and review cycles | 1 | LS | Spec 01 33 00 |
Units of measure for government construction estimating
Government bid schedules dictate the unit. We measure to that unit and show the conversion in the backup.
| Item | Unit | How it's measured |
|---|---|---|
| Rock excavation | CY | Measured in place by cross-section from the geotech report, then converted to bank volume. |
| Demolition, slab | SF | Plan area of slab removed, with thickness noted for haul-off volume. |
| Cast-in-place concrete | CY | Volume from footing and slab dimensions, converted from cubic feet to cubic yards. |
| Unit masonry | SF | Wall face area, deducting openings over 10 SF unless the spec says otherwise. |
| Structural steel | TON | Weight from the member schedule or estimated from section properties and length. |
| Gypsum board | SF | Finished wall and ceiling area, with finish level per spec section 09 21 00. |
| Asphalt paving | SY | Surface area by course, with tonnage computed from compacted thickness and unit weight. |
| Electrical conduit | LF | Centerline length by raceway size, including fittings and bends. |
Worked example: pricing a unit-price rock excavation item
This example takes one bid schedule line — rock excavation per CY under Section 31 23 16 — from geotech report to a priced unit rate. The dimensions are illustrative and do not come from a real project. The point is to show the sequence and the conversions, not a market price.
Step 1 — Read the unit-price item and the geotech report. The solicitation lists rock excavation per CY, measured in place. The geotech report shows a rock layer with a top elevation of 412.5 ft and a bottom of 408.0 ft over a 120 ft × 80 ft building pad.
Step 2 — Compute the in-place volume.
- Thickness: 412.5 − 408.0 = 4.5 ft
- Plan area: 120 ft × 80 ft = 9,600 SF
- Volume: 9,600 SF × 4.5 ft = 43,200 CF
- Convert to CY: 43,200 ÷ 27 = 1,600 CY (bank volume)
Step 3 — Apply swell for haul-off. Rock breaks and swells when excavated. Typical swell for blasted rock is 50–60%. Using 55%:
- 1,600 CY × 1.55 = 2,480 CY loose volume
- Haul trucks at 14 CY per load: 2,480 ÷ 14 ≈ 178 loads
Step 4 — Measure the excavation method. The geotech report classifies the rock as rippable in the upper 2 ft and requiring blasting below. So the takeoff splits:
- Rippable: 9,600 SF × 2 ft = 19,200 CF ÷ 27 = 711 CY
- Blasted: 1,600 − 711 = 889 CY
Step 5 — Add waste and over-excavation. The spec requires excavation 6 in. below footing elevations. Over-excavation area matches the footing plan, 2,400 SF:
- 2,400 SF × 0.5 ft = 1,200 CF ÷ 27 = 44 CY
- Waste on the rock quantity is not applied because rock is measured in place. Waste applies to the backfill that replaces it, not the rock.
Step 6 — Build the unit rate. The unit rate for the bid schedule combines labor, equipment and disposal for each cubic yard in place. Blasted rock carries a higher rate than rippable. We show the split in the backup so you can carry one blended rate or two separate rates if the bid form allows.
Step 7 — Tie to the bid form. The bid schedule total is 1,600 CY. Your backup shows 711 CY rippable and 889 CY blasted, plus 44 CY over-excavation priced under a separate concrete or backfill line. The marked-up plan set shows the pad boundary and the rock contour so the contracting officer can trace the quantity.
We run this same sequence for every unit-price item in the solicitation, including unsuitable soil, extra concrete and additional demolition. Each one gets its own backup sheet.
What drives the cost of a government estimating company
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Wage determination
Davis-Bacon rates vary by county and trade. A project in a high-wage county can carry labor costs 30–50% above the same scope in a lower-wage county. We price each classification from the determination, not a blended rate. This means a carpenter in one county may cost more than a laborer in another, and we track each separately.
Davis-Bacon rates vary by county and trade. A project in a high-wage county can carry labor costs 30–50% above the same scope in a lower-wage county. We price each classification from the determination, not a blended rate. This means a carpenter in one county may cost more than a laborer in another, and we track each separately.
Bid, performance and payment bonds are priced on contract value and the surety's rate for your financials. We carry them as a separate line so you can see the cost before you add markup. If the solicitation requires a bid bond, we include that premium as well. Bond rates typically range from 1% to 3% of contract value, but confirm with your surety.
Domestic-only materials can cost more and take longer to source. We flag every spec section that requires Buy American or BABA certification and add documentation labor. For example, structural steel under Section 05 12 00 may need mill certifications. We include the time to collect and submit those certificates.
Federal and state sites often require badging, background checks, escorts and limited work hours. These add labor hours that are not in a standard takeoff. We add them under 01 00 00. For instance, if escorts are required for all deliveries, we add a labor line for the escort time. We also account for reduced productivity from restricted work windows.
Multi-year contracts carry material price risk. We add an escalation line based on the award period and note it separately so you can decide how much to carry. For a 24-month project, we might apply a 3–5% annual escalation to steel and concrete. We base this on published indices and note the assumption in the estimate.
Fringe benefits are required by the wage determination and must be paid in addition to the basic hourly rate. We calculate the fringe per hour for each classification and include it in the labor column. If your company already provides benefits, we show the credit. If not, we add the full fringe as a cash cost. This can add 20–30% to labor.
Government projects require submittals for materials, shop drawings, and samples. Each submittal may go through multiple review cycles. We estimate the labor to prepare, track, and revise submittals. For example, a structural steel submittal might take 40 hours to prepare and 20 hours to revise. We include this under 01 33 00.
Government sites often require temporary fencing, barricades, security cameras, and temporary utilities. These are not always shown on the drawings. We add them based on the site logistics plan. If the plan is not provided, we include a line item for a temporary construction fence per LF and a security guard per hour. We note the assumption.
Common misses in government bid estimating
These are the items that show up after award and eat the margin. We catch them during takeoff.
- Wage determination classifications for trades not listed in the solicitation. We check every trade in the takeoff against the determination and flag missing ones for an additional classification request. This often happens with specialty trades like elevator installers or fire sprinkler fitters.
- Bonding costs buried in overhead. We carry bid, performance and payment bonds as separate lines so you can see the premium before markup. If the solicitation requires a bid bond, we add that too. We also note the bond rate assumption so you can adjust.
- Buy American certification labor. The documentation and sourcing effort is a real cost. We add it under 01 33 00 where the solicitation requires it. This includes time to collect mill certificates, country-of-origin statements, and to verify supplier compliance.
- Submittal review cycles. Government review can take weeks. We include re-submittal time as a line item, not a contingency. For example, if a submittal is rejected, we add 10 hours for revisions and resubmission. We base this on typical review times from similar projects.
- Temporary facilities and security on government property. Barricades, fencing and badging are often missed. We add them from the site logistics plan. If no plan is provided, we include a temporary fence per LF and a security guard per hour, and note the assumption.
- Asbestos and lead abatement on older buildings. If the solicitation includes a hazardous materials survey, we price removal per SF and disposal per CY. We also add for air monitoring and clearance testing. If no survey is provided, we flag it as a risk and recommend a survey before bid.
- SWPPP and stormwater inspection. The NPDES permit requires inspections. We add them as a recurring line item for the contract duration. For a 12-month project, that might be 52 weekly inspections. We include the labor for the inspector and the paperwork.
- Escalation for multi-year contracts. Material prices can rise between bid and construction. We add an escalation line based on the award period and note it separately. We use published indices for steel, concrete, and asphalt. We do not bury escalation in unit prices.
- Overtime and shift differentials. If the schedule requires night work or weekend work, we add the premium to the labor rate. This is often missed in standard takeoffs. We check the solicitation for any required work hours and apply the differential accordingly.
- Permit and inspection fees. While we exclude permit fees from the estimate, we flag them as a separate cost to verify with the local authority. In government work, the contracting officer may expect you to carry these. We list them as an allowance if the amount is known.
Pricing drivers across government material and wage requirements
The same scope prices differently depending on the wage decision and the sourcing clause. These are the levers that move the number.
| Driver | What changes in the takeoff | What to confirm before bid |
|---|---|---|
| Davis-Bacon wage determination | Labor rate and fringe per trade and county; overtime and shift differentials added where required. | The exact wage decision attached to the solicitation; missing classifications need an additional classification request. |
| State prevailing wage | State rate schedule replaces or supplements the federal determination; classifications may differ. | Which wage decision the solicitation adopts; state and federal rates are not always the same. |
| Buy American / BABA | Domestic-only materials may cost more and take longer; documentation labor added under 01 33 00. | Which spec sections require certification and what forms the contracting officer expects. |
| UFGS vs. standard spec | UFGS sections may require different materials, testing and submittals than the standard spec. | Every UFGS section referenced; substitutions need approval and may not be allowed. |
| Bonding | Bid, performance and payment bonds carried as separate lines based on contract value. | Bond percentages and any special insurance the solicitation requires; confirm rates with your surety. |
| Escalation | Multi-year awards carry material price risk; escalation added as a separate line. | Award period and any price adjustment clause; base escalation on published indices. |
Codes and standards that change government takeoff quantities
Model codes
The model codes that govern most government work are the IBC for commercial and institutional buildings and the IRC for one- and two-family dwellings. The IECC sets envelope and mechanical efficiency, which changes insulation, glazing and HVAC equipment quantities. The NEC governs electrical conduit, wire and device counts. The IPC or UPC governs plumbing piping and fixture counts, and NFPA 13 governs sprinkler head and pipe quantities. Which edition is adopted varies by state and by federal agency. Confirm the adopted edition with the local building department or the contracting officer before you finalize quantities.
Industry standards
Quantities are checked against standards the spec references. ACI 318 governs concrete strength and reinforcement, which changes rebar tonnage and concrete volume. ASTM standards govern material testing and acceptance, which adds testing line items. SMACNA standards govern ductwork fabrication and installation, affecting duct weight and labor. GA-216 governs gypsum board application, which sets finish level and joint treatment quantities. NRCA standards govern roofing systems, affecting membrane and insulation quantities. Each standard cited in the spec is a potential quantity or cost driver.
Specification sections
An estimator must read the sections that carry quantity or cost. Division 01 00 00 sets general requirements, including 01 22 00 unit prices, 01 33 00 submittals and 01 45 00 quality control. Trade sections follow: 02 41 00 demolition, 03 30 00 cast-in-place concrete, 04 20 00 unit masonry, 05 12 00 structural steel, 07 21 00 thermal insulation, 07 90 00 joint protection, 08 11 00 metal doors and frames, 09 21 00 gypsum board, 09 30 00 tiling, 09 51 00 acoustical ceilings, 09 65 00 resilient flooring, 22 00 00 plumbing, 23 00 00 HVAC, 26 00 00 electrical, 31 00 00 earthwork, 32 00 00 exterior improvements and 33 00 00 utilities. Each section can change unit of measure, waste factor or testing requirement, so read all referenced sections before pricing.
Local amendments
Adopted code editions and local amendments vary by jurisdiction. A state may adopt the IBC with amendments that change egress, fire separation or energy requirements, which changes wall, door and insulation quantities. Federal projects may follow UFGS specs that differ from state and local codes. Always confirm the adopted edition and any amendments with the local building department or the contracting officer. Do not assume the latest model code applies; the adopted edition may be several cycles behind.
Who uses this government estimate for contractors
Small business owners (8(a), SDVOSB, HUBZone, WOSB)
You are bidding a set-aside and need a compliant takeoff without a full estimating staff. The estimate gives you the unit-price line items and wage rates to fill the bid form.
Prime contractors
You are checking a subcontractor's number before submission. We provide a second takeoff so you can compare quantities and catch gaps before the bid date.
Contracting officers and buyers
You need an independent government estimate or a reasonableness check. Our takeoff is organized by CSI division and tied to the drawings so you can review it.
General contractors new to government work
You know commercial estimating but not Davis-Bacon or bid schedules. We show you where the government units differ from your standard takeoff.