Insurance restoration contractor estimating prices a loss the way a carrier reads it: by the line, by the unit, and by the cause of loss. When you send us a loss report, moisture readings, and your carrier's scope, we take off the drywall cut height, the flooring removed by material, the baseboard run, and the drying equipment days. We measure the flood cut at 24 in. or 48 in. above finished floor, track the water line from the moisture map, and price removal and replacement as separate line items. The result is an insurance restoration estimate for contractors organized by CSI MasterFormat division, from Division 02 existing conditions and Division 03 concrete through Division 09 finishes, Division 22 plumbing, Division 23 HVAC, and Division 26 electrical, with each line mapped to Xactimate-comparable units and ZIP-code-adjusted pricing from RSMeans data. We mark up the plan set in Bluebeam Revu and PlanSwift so you can see exactly where the flood cut lands and which rooms are affected. We also flag code upgrade triggers, such as GFCI protection or stair geometry, under Division 01 general requirements.
- 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
This service pairs with Xactimate: you keep the carrier's price list, we give you the quantities and line items to support your supplement. Our insurance restoration quantity takeoff also supports Symbility price lists and unit price estimating, and we can run an Xactimate estimate review against the adjuster's scope to expose missing overhead and profit, general conditions, and debris removal. If you also handle reconstruction beyond the loss, our General Contractor Estimating and Renovation Contractor Estimating services cover the full rebuild, while Subcontractor Estimating Services cover trade-specific scopes. Most projects return in 24–48 hours, with rush available. You get Excel and PDF files, organized by division, with marked-up plan sets.
What our insurance restoration quantity takeoff covers
We take off the loss scope from your documentation: moisture maps, adjuster photos, and the carrier's initial estimate. Each line is measured in the unit the carrier pays, from LF of flood cut to SF of drywall replaced to days of drying equipment. We separate removal from replacement, track cut height above finished floor, and price texture, paint sheen, and trim as distinct items. The estimate is organized by CSI MasterFormat division and cross-referenced to sheet locations.
Water Extraction & Drying
Air movers, dehumidifiers, and extraction units priced by equipment days and monitored moisture readings.
EA · DAYFlood Cut & Drywall
Drywall removal and replacement measured at 24 in. or 48 in. cut height, including tape, bed, and texture match.
LF · SFFlooring Removal & Replacement
Carpet, pad, LVP, tile, and hardwood taken off by material, with separate removal and replacement line items.
SF · SYSubfloor & Joist Repair
OSB or plywood sheathing, sistered joists, and blocking measured by area and linear run.
SF · LFBaseboard & Trim
Baseboard and shoe molding removed and replaced, including caulk and paint cut-in at corners.
LFInsulation Replacement
Batt or blown-in insulation removed and replaced in exterior walls and rim joists, by R-value and thickness.
SFMEP Repairs
Plumbing supply lines, DWV, water heater, electrical receptacles, GFCIs, and HVAC flex duct and register boots.
EA · LFRoofing & Debris
Shingles, underlayment, ice and water shield, drip edge, flashing, and dumpster count for haul-off.
SF · EAWhat every insurance restoration contractor estimating takeoff includes
- Flood cut at 24 in. or 48 in. above finished floor, measured LF
- Drywall removal and replacement with tape, bed, and texture match
- Flooring removal and replacement by material: carpet, pad, LVP, tile, hardwood
- Subfloor and joist repair: OSB or plywood sheathing, sistered joists, blocking
- Baseboard and shoe molding removed and replaced, measured LF
- Insulation removal and replacement: batt or blown-in, exterior walls and rim joists
- Plumbing repairs: supply lines, DWV, water heater, fixtures, shut-off valves
- Electrical repairs: receptacles, switches, GFCIs, fixtures, exhaust fans
- HVAC: flex duct, duct board, register boots, condensate line
- Roofing: shingles, underlayment, ice and water shield, drip edge, flashing
- Painting: primer and two finish coats, cut-in at corners and trim, sheen match
- Debris removal: dumpster count, haul-off, and disposal fees tracked by CY
How we take off an insurance restoration estimate for contractors
- Review loss documentationWe start with your moisture map, adjuster photos, and the carrier's initial scope. We identify the water line, the affected rooms, and the cut height the adjuster approved. If the documentation shows a 30 in. water line but the scope prices a 24 in. cut, we flag it before takeoff. We also note any code upgrade triggers, such as older wiring or non-compliant stair geometry.
- Set up the takeoffWe import your plan set or sketch into Bluebeam Revu and scale each sheet. For losses without drawings, we build a dimensioned sketch from the adjuster's measurements and photos. We set up layers for removal, replacement, and drying equipment so each scope component is measured separately. This lets us price removal and replacement as distinct line items, which carriers require.
- Measure flood cuts and drywallWe trace the flood cut line at 24 in. or 48 in. above finished floor and measure the LF along each wall. We then calculate SF of drywall removed by multiplying the cut height by the wall length, deducting openings. Insulation behind the cut is measured separately by SF. We track texture type and paint sheen per room, because a flat-price paint line gets cut when the bath is satin.
- Take off flooring, trim, and cabinetsWe measure flooring removal by material: carpet and pad, LVP, engineered hardwood, ceramic tile with thinset and backer board. Subfloor sheathing is measured by SF, including areas under cabinets. Baseboard and shoe molding are measured LF and priced as separate removal and replacement lines. Cabinetry is measured by LF of base and wall cabinets, with toe kicks, end panels, and countertops as separate items.
- Price mechanical, electrical, and plumbingWe count electrical devices by EA: receptacles, switches, GFCIs, fixtures, exhaust fans. Plumbing lines are measured LF from fixture to stack, with fixtures counted by EA. HVAC flex duct is measured LF from plenum to register boot, and duct board by SF. We use ZIP-code-adjusted material and labor pricing from RSMeans data, so the unit prices reflect your local market.
- Build the estimate and mark up plansWe assemble the estimate in Excel, organized by CSI MasterFormat division. Each line includes the quantity, unit, and a sheet reference. We mark up the plan set in Bluebeam Revu with color-coded overlays for removal, replacement, and drying equipment. The PDF and Excel files are delivered together, so you can send the marked-up plans to the adjuster with the estimate.
What we need from you
- Loss documentationAdjuster photos, moisture map, and the carrier's initial scope. These establish the water line and approved cut height.
- Plan set or sketchFloor plan with dimensions, or a dimensioned sketch from the adjuster. We scale from these to measure wall lengths and room areas.
- Carrier price listThe current price list version the carrier uses, if available. This ensures our line items match their unit prices.
- Scope notesAny agreed changes, such as upgraded flooring or texture match. These affect material and labor lines.
- Drying logsEquipment placement and daily readings. We use these to price equipment days and monitoring visits.
- Code upgrade triggersAny known code issues, such as older wiring or non-compliant stairs. We flag them as Division 01 general requirements.
Sample takeoff format — illustrative quantities
This excerpt shows how we organize a water loss estimate by CSI MasterFormat division, with quantities and sheet references.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 09 29 00 | Gypsum board, 1/2 in., flood cut 24 in., remove and replace | 2,400 | SF | A-101 |
| 09 29 00 | Gypsum board, 1/2 in., tape, bed, texture match orange peel | 2,400 | SF | A-101 |
| 09 65 00 | Resilient flooring, LVP, remove and replace | 1,200 | SF | A-102 |
| 09 65 00 | Carpet and pad, remove and replace | 1,800 | SF | A-102 |
| 09 90 00 | Paint, walls, primer and two coats, satin sheen | 6,400 | SF | A-103 |
| 06 10 00 | Subfloor, OSB, 3/4 in., remove and replace | 600 | SF | S-101 |
| 22 40 00 | Water heater, 50 gal., replace | 1 | EA | P-101 |
| 23 31 00 | Flex duct, 6 in., replace | 80 | LF | M-101 |
| 09 30 00 | Ceramic tile, floor, remove and replace with thinset and backer board | 300 | SF | A-104 |
| 09 30 00 | Tile base, 4 in., remove and replace | 120 | LF | A-104 |
| 08 11 13 | Steel door frame, remove and replace | 2 | EA | A-105 |
| 08 14 16 | Door slab, paint grade, replace | 2 | EA | A-105 |
Units we take off and how they are measured
Each line item is measured in the unit the carrier's price list uses. We track cut height, material type, and removal versus replacement as separate line items.
| Item | Unit | How it's measured |
|---|---|---|
| Drywall removed and replaced | SF | Measured from floor to cut height, times wall length, minus openings |
| Flood cut | LF | Measured along the base of the wall at 24 in. or 48 in. above finished floor |
| Flooring removed | SF | Room area by material type; carpet and pad measured separately |
| Subfloor replaced | SF | Area of sheathing removed, including under cabinets and fixtures |
| Baseboard removed and replaced | LF | Measured along wall base, excluding door openings and closets |
| Insulation removed and replaced | SF | Area behind the flood cut on exterior walls and rim joists |
| Plumbing lines replaced | LF | Measured from fixture to stack or main, including fittings |
| Fixtures replaced | EA | Count of water heaters, toilets, tubs, sinks, disposals |
| Roofing removed and replaced | SF | Slope area measured from eave to ridge, including valleys |
| Electrical devices replaced | EA | Count of receptacles, switches, GFCIs, fixtures, exhaust fans |
| Duct board and flex duct | SF / LF | Duct board by SF, flex duct by LF from plenum to register boot |
| Debris hauled | CY | Dumpster count times container volume, converted to cubic yards |
| Drying equipment | DAYS | Air movers, dehumidifiers, air scrubbers by day, per monitoring log |
Worked example: Flood cut takeoff for a water-damaged bedroom
This example uses a single bedroom, 12 ft × 14 ft, with 8 ft ceilings, one 3 ft × 6 ft 8 in. door opening, and one 4 ft × 4 ft window. The water line reached 30 in. above the finished floor, so the approved cut height is 30 in. All dimensions are illustrative.
Step 1 – Measure wall perimeter
- Wall lengths: two walls at 12 ft, two at 14 ft.
- Total perimeter = (2 × 12) + (2 × 14) = 52 LF.
- Deduct openings: door 3 LF, window 4 LF → net wall length = 52 − 7 = 45 LF.
Step 2 – Calculate drywall removed
- Cut height = 30 in. = 2.5 ft.
- Drywall SF removed = 45 LF × 2.5 ft = 112.5 SF.
- Add 10% waste for cuts and damage = 11.25 SF → total drywall to remove = 123.75 SF. Round to 124 SF.
Step 3 – Insulation behind the cut
- Exterior walls only: one 14 ft wall, minus window 4 LF = 10 LF.
- Insulation SF = 10 LF × 2.5 ft = 25 SF.
- No waste factor for batt insulation; order by the bag.
Step 4 – Baseboard removal and replacement
- Baseboard runs along all walls except door opening: 45 LF.
- Deduct closet door? None in this example.
- Baseboard LF = 45 LF. Add 5% waste for cuts = 2.25 LF → 47.25 LF, round to 48 LF.
Step 5 – Paint after drywall replacement
- Wall area to paint: same as drywall removed? No—paint entire wall surface from floor to ceiling, not just the cut.
- Wall SF = 45 LF × 8 ft = 360 SF.
- Deduct openings: door 3 ft × 6.67 ft = 20 SF; window 4 ft × 4 ft = 16 SF → net wall SF = 360 − 36 = 324 SF.
- Primer and two finish coats: 324 SF × 3 coats = 972 SF of paint application.
- Ceiling: 12 ft × 14 ft = 168 SF. Paint ceiling with two coats? Typically one coat if not damaged, but assume two coats for even coverage: 168 SF × 2 = 336 SF.
- Total paint SF = 972 + 336 = 1,308 SF.
Step 6 – Flooring removal and replacement
- Carpet and pad: entire room 12 ft × 14 ft = 168 SF. Add 10% waste for carpet = 16.8 SF → 184.8 SF, round to 185 SF.
- If LVP instead: same area, but add 5% waste for cuts = 8.4 SF → 176.4 SF, round to 177 SF.
Step 7 – Drying equipment days
- From monitoring log: 4 air movers, 1 dehumidifier, 1 air scrubber for 3 days.
- Air mover days = 4 × 3 = 12 days.
- Dehumidifier days = 1 × 3 = 3 days.
- Air scrubber days = 1 × 3 = 3 days.
Step 8 – Debris removal
- Drywall: 124 SF × 0.5 in. thick = 62 board feet? Convert to cubic yards: 124 SF × (0.5/12) ft = 5.17 CF. Insulation: 25 SF × 3.5 in. = 7.29 CF. Baseboard: 48 LF × 0.5 in. × 3 in. = 0.5 CF. Carpet and pad: 185 SF × 0.5 in. = 7.7 CF. Total volume = 20.66 CF. One 20-yard dumpster holds 540 CF, so this is a partial load. Price as one dumpster.
Step 9 – Apply unit prices
- Use ZIP-code-adjusted RSMeans data for your area. Each line item gets a quantity and unit: drywall removal 124 SF, drywall replacement 124 SF, insulation 25 SF, baseboard 48 LF, paint 1,308 SF, carpet 185 SF, equipment days as listed, debris 1 dumpster.
Step 10 – Mark up plans
- In Bluebeam Revu, draw a polyline at 30 in. above finished floor around the room perimeter. Color-code removal (red) and replacement (green). Attach the marked-up plan to the estimate for the adjuster.
What drives insurance restoration cost estimating
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Cut height
The single biggest driver. A 48 in. flood cut doubles the drywall SF compared to a 24 in. cut on the same wall run. It also increases insulation, baseboard, and paint quantities. We track the water line from the moisture map and price the cut height the adjuster approved.
The single biggest driver. A 48 in. flood cut doubles the drywall SF compared to a 24 in. cut on the same wall run. It also increases insulation, baseboard, and paint quantities. We track the water line from the moisture map and price the cut height the adjuster approved.
Carpet and pad are cheaper to replace than engineered hardwood or ceramic tile. Tile adds thinset, backer board, and labor. LVP is mid-range but requires floor prep. We price each material as a separate line so the adjuster can see the difference.
Drying equipment is billed by the day. A typical water loss runs three to five days, but humidity and material type can extend it. We price air movers, dehumidifiers, and air scrubbers by day, based on your monitoring logs.
Older homes may trigger code upgrades when walls are opened, such as adding GFCI protection or updating stair geometry. These are priced under Division 01 general requirements and require documentation. We flag them so you can request a supplement.
Debris removal is measured by dumpster count and converted to CY. A flood cut on a 2,000 SF home can generate two to four 20-yard dumpsters. Disposal fees vary by jurisdiction and material type, so we price haul-off as a separate line.
Matching an existing texture, such as orange peel, knockdown, or skip trowel, adds labor and material. Paint sheen varies by room: flat for ceilings, satin for kitchens and baths, semigloss for trim. We specify sheen per room and price primer plus two finish coats, not a flat-price paint line.
Removal and reinstall of base and wall cabinets, toe kicks, end panels, filler strips, and countertops. We measure LF of cabinets and count countertop sections. If the cabinets are damaged, we price replacement by LF and note the door style and finish.
Drip edge, ridge vent, pipe boots, step flashing, and valley metal are separate line items. We measure LF of each and price them individually. Missing accessories are a common reason a roofing supplement gets trimmed.
Sales tax on materials and the current price list version the carrier is using change the unit price. We apply the correct tax rate and note the price list version in the estimate. If the carrier updates their price list mid-claim, we reprice the affected lines.
Common scope gaps in insurance restoration bid estimating
Carriers trim line items that are not documented or that fall outside the approved scope. These are the gaps we catch before you submit.
- Cut height above finished floor: pricing drywall at 24 in. when the water line reached 30 in. We measure from the moisture map and price the actual cut height, so the adjuster sees the correct SF.
- Texture match and paint sheen: bath and kitchen walls are often satin or semigloss, not flat. We specify sheen per room and price primer plus two finish coats, not a flat-price paint line.
- Insulation behind the flood cut: exterior walls and rim joists are frequently left out. We measure insulation SF separately from drywall SF and add it as a line item.
- Baseboard and shoe molding: removed to make the cut and rarely priced back. We measure LF along the wall base and price removal and replacement as separate lines.
- Subfloor under tile or hardwood: thinset, backer board, and the sheathing itself are missed when only the finish floor is priced. We measure subfloor SF including areas under cabinets.
- Cabinetry and countertop removal and reinstall: toe kicks, end panels, filler strips, and countertop re-set or replacement. We measure LF of cabinets and count countertop sections.
- Contents manipulation and pack-out: moving and resetting furniture, appliances, and stored items. We list this as a separate line so the carrier can approve it.
- Permit fees, plan review, and inspection re-inspection charges: many carriers will pay when documented. We list them as Division 01 line items with the jurisdiction's fee schedule.
- Equipment days past the initial dry standard: plus daily monitoring logs the adjuster wants to see. We price equipment by day and reference the monitoring log dates.
- Mold remediation containment and HEPA filtration: when drying runs long and the scope shifts to Division 02. We flag it and price containment as a separate scope.
- Roofing accessories: drip edge, ridge vent, pipe boots, step flashing, and valley metal are separate line items. We measure LF of each and price them individually.
- Sales tax on materials and the current price list version the carrier is using: which changes the unit price. We apply the correct tax rate and note the price list version in the estimate.
Replacement materials and how carriers pay them
Carriers pay replacement cost or actual cash value depending on the policy. The material you specify changes the unit price and the depreciation calculation.
| Material | Unit | Takeoff basis | Carrier pay basis |
|---|---|---|---|
| Drywall, 1/2 in. regular | SF | Area removed plus waste; cut height × wall length | Replacement cost (RC) if policy is RCV |
| Drywall, 5/8 in. Type X | SF | Area removed plus waste; required in garages and certain walls | RC; code upgrade may be covered |
| Drywall, moisture-resistant | SF | Area removed plus waste; used in baths and kitchens | RC; verify if existing was MR |
| Carpet and pad | SF | Room area plus 10% waste; pad measured separately | RC for carpet; pad often ACV |
| Luxury vinyl plank (LVP) | SF | Room area plus 5% waste; include floor prep | RC; check if discontinued pattern |
| Engineered hardwood | SF | Room area plus 7% waste; include underlayment | RC; may require full room replacement for match |
| Ceramic tile | SF | Area plus 10% waste; include thinset and backer board | RC; tile often discontinued, may need full replacement |
| Batt insulation, R-13 | SF | Area behind flood cut; no waste factor | RC; verify R-value required by code |
| Blown-in insulation | SF | Area behind cut; may require removal of all insulation | RC; density and R-value vary |
| Architectural shingle | SF | Slope area plus 10% waste; include starter and ridge | RC; match to existing if partial repair |
| Ice and water shield | SF | Eave and valley areas; required by code in many regions | RC; may be code upgrade |
| OSB subfloor, 3/4 in. | SF | Area removed plus 5% waste; include joist repair | RC; check for rot and delamination |
Codes and standards that affect insurance restoration takeoffs
Model codes
The International Residential Code (IRC) and International Building Code (IBC) govern reconstruction after a loss. Key provisions that change quantities include IRC R702 (wall covering), R703 (exterior covering), and R806 (roof ventilation). The IECC sets insulation R-values that may trigger upgrades when walls are opened. The NEC applies to electrical repairs, such as GFCI protection in wet areas. The IPC or UPC governs plumbing repairs. NFPA 13 applies if sprinkler systems are affected. Always confirm the adopted code edition with the local building department.
Industry standards
The IICRC S500 standard for water damage restoration defines flood cut heights and drying equipment placement. The S520 standard covers mold remediation and containment. ASTM D4258 covers surface cleaning of concrete; ASTM E96 covers vapor transmission. The Gypsum Association GA-216 provides drywall installation standards, including fastener spacing and joint treatment. SMACNA standards cover ductwork replacement. NRCA guidelines cover roofing underlayment and flashing. These standards influence labor and material quantities in your estimate.
Specification sections
An estimator must read Division 01 sections for price and payment procedures (01 20 00), unit prices (01 22 00), and change orders for supplements (01 26 00). Division 02 covers assessment (02 20 00) and hazardous material abatement (02 26 00). Division 09 sections include gypsum board (09 29 00), tiling (09 30 00), acoustical ceilings (09 51 00), resilient flooring (09 65 00), and paints (09 90 00). Each section specifies material type, thickness, finish, and installation method, which directly changes cost.
Local amendments
Local jurisdictions may adopt older editions of the IRC or IBC with amendments that affect restoration. For example, some states require specific flood cut heights or prohibit certain materials in flood zones. Coastal areas may have wind-borne debris requirements that change roofing and window specifications. Always verify the adopted code edition and any amendments with the local building department before finalizing your estimate. This ensures your supplement aligns with what the inspector will approve.
Who uses our insurance restoration estimator
Water and mold remediation contractors
You need to price the drying scope and the rebuild in one estimate. We give you equipment days, flood cut LF, and material replacement SF so you can submit a complete supplement to the carrier.
Fire and storm restoration contractors
You handle smoke, water, and structural damage. We take off roofing, siding, drywall, and paint by division, and flag code upgrades that trigger a supplement.
General contractors who subcontract restoration
You need a second set of eyes on the adjuster's scope. We provide a line-item takeoff you can compare against the carrier's estimate to find missing quantities.
Public adjusters and loss consultants
You represent the policyholder and need defensible quantities. Our marked-up plans and unit-price backup support your supplement request.