Hotel & Hospitality Estimating

We take off each unique guestroom type separately, measuring wall areas, door counts, and fixture counts per type. Then we multiply each by the number of keys of that type. This gives you a per-key cost for standard rooms, suites, and accessible rooms. The final estimate shows the weighted average cost per key and the breakdown by type, so you can see where the cost is concentrated. For example, a suite with a kitchenette will have additional plumbing rough-in and appliance circuits that a standard room lacks. We also note any differences in finish schedules between types.

A PIP (Property Improvement Plan) is a document from the hotel brand listing required upgrades to meet current brand standards. It often includes items not in the construction documents, such as new casegoods, signage, or bathroom fixtures. We read the PIP against the plans and list each item as a separate line, flagging whether it is in the GC scope or owner-direct FF&E. This helps you budget accurately and avoid surprises. For instance, if the PIP requires a new lobby finish but the plans show the existing finish remaining, we will add a line item for the upgrade and note the discrepancy.

Yes. We take off back-of-house areas room by room, including commercial kitchen, laundry, receiving, and employee areas. We measure floor, wall, and ceiling finishes, and include equipment support, hoods, make-up air, walk-in cooler/freezer panels, and grease duct. We coordinate with foodservice equipment schedules when provided, and we flag any utility rough-ins that are not shown on MEP plans. For laundry, we count washer/dryer connections, floor drains, and exhaust ducts. These areas often have more MEP density than guestrooms, so we pay close attention to coordination items.

We check the wall type schedule and specifications for STC ratings. If a demising or corridor wall requires a specific STC, we include resilient channels, acoustical sealant, and additional gypsum board layers as needed. We also count penetrations and require firestopping and sound sealant at those locations. These items are often missed because they are not shown on the floor plan, only in the wall type details. For example, a 1-hour rated wall with an STC 50 requirement may need two layers of 5/8 in gypsum board on resilient channels, plus acoustical sealant at the perimeter.

Most hotel estimates are completed in 24–48 hours. Turnaround depends on the completeness of the documents and the project size. For large full-service hotels with extensive back-of-house, we may need additional time. Rush service is available on request. We will confirm the schedule when we receive your plans. If documents are incomplete, we can start with what you have and note assumptions, but final quantities may require a second pass once missing sheets are provided. We prioritize clear communication so you know when to expect the deliverable.

We provide an Excel workbook organized by CSI MasterFormat division with quantities, units, and unit pricing. We also provide a PDF version for review and markup, and marked-up plan sets showing where each quantity was measured. For hotels, we include a guestroom prototype pricing sheet with per-key costs and a PIP scope comparison. An assumptions page lists exclusions, waste factors, and code editions. The marked-up plans use color-coded overlays for different trades, so you can trace each line item back to the drawings. This transparency helps you verify our work and make informed decisions.

Yes. We use RSMeans data adjusted by ZIP code for material and labor pricing. This gives you a location-specific cost basis. We also cross-check with recent bid data when available. The estimate includes unit prices for each line item, so you can see how the total is built. If you have specific subcontractor quotes, we can incorporate them. For example, if you have a quote for drywall from a local subcontractor, we can replace the RSMeans line with that quote and adjust the total. This makes the estimate more accurate for your market.

Yes. We take off the renovation scope from the demolition and new work plans. We include phasing and temporary protection if shown. For occupied renovations, we note any scope that requires guest relocation or after-hours work. We also separate soft costs like FF&E from construction scope. The estimate will reflect the additional labor and protection measures required for occupied conditions. For instance, if the corridor work must be done in sections to keep egress paths open, we will add line items for temporary partitions and negative air machines. These factors can increase labor by 15-20%.

We count sprinkler heads by hazard classification from the sprinkler plans, following NFPA 13. We include firestopping at rated penetrations, fire dampers in ductwork, and fire-rated shaft walls. We also check for sprinkler protection inside trash and linen chutes. These items cross multiple divisions, so we tag them by CSI section and note where coordination is required between trades. For example, a fire damper at a duct penetration requires coordination between the mechanical and fire protection subcontractors. We list these items separately to ensure they are not missed in the bid.

We need the architectural set (floor plans, RCPs, finish schedules), door and hardware schedule, MEP drawings, and specifications. For renovations, we need the PIP and existing conditions drawings. We also need the key count and room mix, and brand standards if available. If some documents are missing, we can work with what you have and note assumptions. For example, if the MEP drawings are not available, we can use typical per-key allowances for plumbing and electrical, but we will flag them as assumptions that need verification. The more complete the documents, the more accurate the estimate.

Yes. We take off exterior wall assemblies by SF, including EIFS, masonry veneer, or fiber cement panel, with through-wall flashing, sealants, and insulation. We also estimate site work: earthwork by CY, paving by SY, and landscaping by SY. We use the site plan and grading plan for quantities. These items are often underestimated, so we measure them carefully. For example, we check the grading plan for cut and fill quantities and the utility plan for pipe lengths. We also include erosion control measures if required by the permit set. Site work can be 10-15% of the total cost, so accuracy matters.

We use Bluebeam Revu for plan markup and PlanSwift for quantity extraction, with a second estimator reviewing the takeoff. We cross-check dimensions against multiple sheets and note any discrepancies. We apply waste factors as separate line items and document our assumptions. For hotels, we verify the guestroom prototype against the floor plan and count doors and fixtures from schedules. Our goal is a takeoff you can trace back to the drawings. If we find a conflict between the architectural and structural drawings, we will note it and ask for clarification. This review process catches many common errors before they reach your bid.

We take off the PIP scope room by room: guest room finishes, wall base, acoustic ceiling tile, plumbing fixture replacements, and low voltage rough-in for guest Wi-Fi and door locks. Phasing and occupied-floor protection go in as separate line items, and we track each addendum so the bid set matches the drawings you are pricing. Division 22 and Division 26 tie-ins are measured from the MEP plans.

Yes. Send the prototype drawings, the unit plan matrix, and the site adaptation sheets. We build a unit rate per key for the typical guest room, then adjust for corner rooms, suites, and floor-count changes. The estimate shows each guest room type separately so you can compare the prototype against the site-specific design before you commit to a bid.

The takeoff gives you measured quantities by CSI division with drawing references, which you load with your own labor and material pricing to build the bid. We flag scope gaps, list exclusions, and note items that typically land on a punch list, such as touch-up, sealants, and hardware adjustments. That structure lets your estimating team price alternates and addenda without rebuilding the takeoff.