You send a set of drawings — architectural, structural, and the specs. We return a masonry takeoff that separates material from labor by wall assembly, elevation, and coursing. That means your bid shows 8-inch CMU backup at 14,200 SF, 4-inch brick veneer at 11,400 SF, and the reinforcement, grout, lintels, flashing, and scaffold that go with them. If you are pricing a school, a parking structure, or a mid-rise with a brick and stone facade, you need this level of detail because a single square-foot number hides the difference between a running bond field and a reinforced pilaster.
- 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 organize the takeoff by CSI Division 04: 04 20 00 Masonry Units, 04 21 00 Clay Unit Masonry, 04 22 00 Concrete Unit Masonry, 04 40 00 Stone Assemblies, and 04 05 00 Common Work Results for Masonry. We also pick up related items in Division 05 12 00 for loose lintels and shelf angles, Division 07 27 00 for air barriers behind masonry, and Division 07 90 00 for sealants at control joints. If you are comparing masonry against a concrete or structural steel frame, we can format the estimate to match your bid schedule.
Every takeoff is delivered in Excel and PDF with marked-up plan sets so you can see exactly where each quantity came from. We use Bluebeam Revu, PlanSwift, and RSMeans data with ZIP-code-adjusted material and labor pricing. Most projects turn around in 24–48 hours; rush is available. For a trade-by-trade breakdown across all divisions, see our Trade Estimating Services by CSI Division.
What our masonry estimating services takeoff includes
We take off masonry by wall type, elevation, and reinforcement schedule. The estimate separates material, labor, and equipment so you can see the cost of a reinforced CMU pilaster versus a field of brick veneer. We price mortar, grout, ties, anchors, and flashing as separate line items, not lump sums.
CMU Walls
8-inch and 12-inch CMU backup, running bond, grouted cells, bond beams, and pilasters.
SF · EABrick Veneer
4-inch brick veneer, modular/queen/utility, air space, corrugated ties, and shelf angles.
SF · LFStone Assemblies
Full bed or adhered thin stone veneer over CMU or frame with lath and scratch coat.
SFReinforcement & Grout
Vertical and horizontal bar, joint reinforcement, grout fill at reinforced cells and bond beams.
LF · CYLintels & Shelf Angles
Steel lintels and shelf angles, primed, with bearing plates, shims, and loose steel.
LF · EAFlashing & Accessories
Through-wall, sill, and head flashing, drip edges, weep vents, and mortar dropping collection.
LF · EAControl & Expansion Joints
Control joints, expansion joints, and sealant at joints and perimeters.
LFScaffold & Access
Scaffold, mast climber, or swing stage by elevation and duration for masonry installation.
SF · MOWhat every masonry estimating takeoff includes
- 8-inch CMU backup wall, running bond, 8x8x16 nominal, grouted at reinforced cells
- 4-inch brick veneer, modular/queen/utility, with 1-inch air space and corrugated ties
- Stone veneer, full bed or adhered thin veneer over CMU or frame with lath
- CMU pilasters, columns, and bond beams at openings and corners
- Vertical and horizontal reinforcement: #4/#5 bar, joint reinforcement ladder or truss type
- Grout fill at reinforced cells, lintel bearing, and bond beams
- Steel lintels and shelf angles, primed, with bearing plates and shims
- Through-wall flashing, sill flashing, head flashing, and drip edges
- Weep vents, weep holes, and mortar dropping collection
- Control joints, expansion joints, and sealant at joints and perimeters
- Coping, caps, sills, and precast or cast stone trim
- Scaffold, mast climber, or swing stage by elevation and duration
CMU block calculator
Estimate standard 8×8×16 block for a wall. A full takeoff adds bond beams, lintels, grout, reinforcing and mortar by wall type.
Standard 8×16 face CMU uses 1.125 units per square foot of wall. Typical waste: 3–5%.
Need the full takeoff with pricing? Upload your plans.
How our masonry estimator takes off your blueprint set
- Wall type and assemblyWe start by identifying every wall assembly from the architectural and structural drawings: 8-inch CMU backup with brick veneer, single-wythe CMU, adhered thin stone, full-bed stone, and cast stone trim. We note the coursing, bond pattern, and unit size (8x8x16, modular brick, queen, utility) because they change mortar consumption and labor hours per SF.
- Elevation and coursingWe measure each wall face on elevation, deducting openings over 10 SF and adding for returns, pilasters, and parapets. We track coursing at openings, bond beams, and shelf angles because those conditions break the running bond and add cutting and fitting. We also note the base of wall, roof, and parapet junctions where through-wall flashing and weep vents occur.
- Reinforcement and groutWe take off vertical and horizontal reinforcement from the structural sheets: #4 and #5 bars at reinforced cells, joint reinforcement at 16 inches on center, and bond beams at openings and corners. We calculate grout volume by cell and lift height, then price grout placement by pump or hand, because tall lifts and reinforced cells change the labor and equipment cost.
- Lintels, flashing, and accessoriesWe measure steel lintels and shelf angles by length, including bearing plates, shims, and priming. We trace through-wall flashing at base of wall, above openings, and at roof/parapet junctions, and we count weep vents and mortar dropping collection. We also pick up control joints, expansion joints, sealant, backing rod, and primer.
- Scaffold and accessWe price scaffold, mast climbers, or swing stages by elevation tier and duration. Multi-story veneer and stone require different access than a single-story CMU wall. We separate mobilization, erection, and dismantling so you can see the cost of access on tall facades. We also include temporary bracing, shoring, and protection of unfinished masonry.
- Quality check and deliveryA senior estimator reviews the takeoff against the drawings and specs to catch omissions and double-counting. We verify that every wall type, reinforcement schedule, and flashing detail is accounted for. Then we package the Excel workbook, PDF summary, and marked-up plans, and deliver within 24–48 hours unless rush is requested.
What we need from you
- Architectural and structural sheetsElevations, sections, and structural plans showing wall types, reinforcement, and lintels.
- SpecificationsDivision 04 specs for mortar, grout, unit sizes, reinforcement, flashing, and sealants.
- Finish scheduleWall types, stone types, and trim profiles so we can price the correct unit and waste factor.
- Bid date and formatYour bid due date and any required breakdown, such as by building or by phase.
- Site logisticsLaydown area, crane or hoist availability, and whether scaffold is by others.
- Addenda and RFIsAny addenda, clarifications, or RFI responses that change wall types, reinforcement, or flashing details.
Sample masonry takeoff format
This is an illustrative excerpt from a mid-size school project. Quantities are for format only and are not a quote.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 04 22 00 | 8" CMU backup wall, 8x8x16, running bond, grouted at reinforced cells | 14,200 | SF | A-201 |
| 04 21 00 | 4" brick veneer, modular, with 1" air space and corrugated ties | 11,400 | SF | A-202 |
| 04 42 00 | Adhered thin stone veneer over CMU with lath | 2,300 | SF | A-203 |
| 05 12 00 | Steel lintel, primed, 1/4" x 3-1/2" x 3-1/2", with bearing plates | 420 | LF | S-301 |
| 04 05 23 | Through-wall flashing, 12" wide, at base of wall and above openings | 1,850 | LF | A-204 |
| 04 22 00 | Vertical reinforcement, #4 bar, at reinforced cells | 8,400 | LF | S-302 |
| 04 22 00 | Horizontal joint reinforcement, ladder type, at 16" o.c. | 22,600 | LF | S-303 |
| 04 05 16 | Grout fill at reinforced cells and bond beams | 1,580 | CF | S-304 |
| 04 05 19 | Weep vents, mortar dropping collection | 320 | EA | A-205 |
| 04 05 00 | Control joints, expansion joints, and sealant | 1,200 | LF | A-206 |
Units we take off and how they are measured
Masonry quantities are not all square feet. We measure each item in the unit that matches how it is bought, installed, and paid for.
| Item | Unit | How it's measured |
|---|---|---|
| CMU backup wall | SF | Wall face area measured from finished floor to underside of structure, deducting openings over 10 SF. |
| Brick veneer | SF | Wall face area measured on elevation, including mortar joints, deducting openings over 10 SF. |
| Stone veneer | SF | Surface area of stone facing, measured on elevation, including shaped pieces and corners. |
| Reinforcing steel | TON | Weight of rebar and joint reinforcement, including laps, based on placing drawings. |
| Lintels and shelf angles | LF | Length along wall including bearing plates and shims, measured from structural drawings. |
| Flashing | LF | Linear length of through-wall, sill, head, and base flashing, including laps and end dams. |
| Grout | CF | Volume of grout required to fill reinforced cells and bond beams, per mix design. |
| Scaffold | SF | Area of scaffold or mast climber face, measured by elevation tier and duration. |
Worked example: CMU takeoff for a backup wall with brick veneer
The following dimensions are illustrative. We will walk through a takeoff for a single-story wall, 80 feet long and 12 feet high, with a 6-foot by 7-foot door opening and a 4-foot by 4-foot window opening. The wall assembly is 8-inch CMU backup with 4-inch brick veneer.
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Calculate wall face area. Gross wall area = 80 ft × 12 ft = 960 SF. Deduct door opening (6 × 7 = 42 SF) and window opening (4 × 4 = 16 SF) because both exceed 10 SF. Net wall area = 960 − 42 − 16 = 902 SF. This is the area for both CMU backup and brick veneer.
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CMU backup. 8-inch CMU, 8x8x16 nominal, running bond. Quantity = 902 SF. Waste factor for CMU: typical 3–5%. Use 5% for illustration: 902 × 1.05 = 947 SF. Convert to number of blocks: each 8x8x16 block covers 0.888 SF (8" × 16" = 128 sq in = 0.888 SF). Blocks needed = 947 ÷ 0.888 ≈ 1,066 blocks. Round up to 1,070 blocks.
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Brick veneer. 4-inch modular brick, running bond. Quantity = 902 SF. Waste factor for modular brick: typical 3–5%. Use 5%: 902 × 1.05 = 947 SF. Modular brick covers approximately 6.86 bricks per SF (including mortar joints). Bricks needed = 947 × 6.86 ≈ 6,496 bricks. Round up to 6,500 bricks.
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Mortar. Mortar volume for CMU: approximately 0.02 CF per block. 1,070 blocks × 0.02 = 21.4 CF. Mortar for brick: approximately 0.03 CF per brick. 6,500 bricks × 0.03 = 195 CF. Total mortar = 216.4 CF. Convert to cubic yards: 216.4 ÷ 27 = 8.0 CY. Add 10% waste: 8.8 CY.
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Grout. Assume reinforced cells at 48 inches on center. Number of reinforced cells: wall length 80 ft, but deduct openings. Effective length for reinforcement = 80 ft. Cells at 48" o.c. = 80 ÷ 4 = 20 cells. Each cell volume: 8" × 8" × 12 ft high = 0.444 CF per cell (8×8×144 = 9,216 cu in ÷ 1,728 = 5.33 CF? Wait, correct: 8" × 8" = 64 sq in; 64 × 144 = 9,216 cu in; 9,216 ÷ 1,728 = 5.33 CF per cell). 20 cells × 5.33 = 106.6 CF. Grout waste 5%: 112 CF. Convert to CY: 112 ÷ 27 = 4.15 CY.
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Reinforcement. Vertical bars: #4 bar in each reinforced cell. 20 cells × 12 ft = 240 LF. Add laps: 40 bar diameters per lap, but simplify: add 10% for laps and waste = 264 LF. Horizontal joint reinforcement: ladder type at 16" o.c. Number of courses: 12 ft high ÷ (8" + 3/8" mortar) ≈ 12 ft ÷ 0.667 ft = 18 courses. Joint reinforcement at every other course? Typically at 16" o.c. = every 2 courses. 18 courses ÷ 2 = 9 lines. Length per line = 80 ft. Total = 9 × 80 = 720 LF. Add 10% for laps = 792 LF.
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Lintels. Steel lintel over door: length = opening width + 8" bearing each side = 6 ft + 0.67 ft + 0.67 ft = 7.33 ft. Use 8 ft. Over window: 4 ft + 1.33 ft = 5.33 ft, use 6 ft. Total lintel length = 14 ft. Weight: 1/4" × 3-1/2" × 3-1/2" angle weighs 5.8 lb/ft. 14 ft × 5.8 = 81.2 lb.
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Flashing and accessories. Through-wall flashing at base of wall: length = 80 ft. At door and window heads: 6 ft + 4 ft = 10 ft. Total flashing = 90 LF. Weep vents: at 24" o.c. along base: 80 ft ÷ 2 ft = 40 vents. At openings: 6 ft ÷ 2 = 3 vents for door, 4 ft ÷ 2 = 2 vents for window. Total weep vents = 45. Mortar dropping collection: 80 LF.
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Scaffold. Wall area = 902 SF. Scaffold needed for one elevation, 12 ft high. Scaffold area = 80 ft × 12 ft = 960 SF. Duration: assume 1 week. Price by SF per week.
This example shows how we break down each component. Your actual project will have different dimensions and conditions. We apply waste factors as separate line items so you can adjust them based on your site conditions.
What drives masonry cost estimating
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Wall assembly type
An 8-inch CMU backup with brick veneer costs more per SF than a single-wythe CMU wall because of ties, air space, flashing, and two trades. Adhered thin stone is faster than full-bed stone, but requires lath and a level substrate. We price each assembly separately so you can see the cost difference and choose the right system for your budget.
An 8-inch CMU backup with brick veneer costs more per SF than a single-wythe CMU wall because of ties, air space, flashing, and two trades. Adhered thin stone is faster than full-bed stone, but requires lath and a level substrate. We price each assembly separately so you can see the cost difference and choose the right system for your budget.
Modular brick covers less wall per unit than utility brick, so labor hours per SF go up. Custom coursing at openings, bond beams, and shelf angles adds cutting and fitting. We price the actual unit and bond pattern, not an average. That means your estimate reflects the true labor impact of the specified brick and coursing.
Grouted cells at 48 inches on center cost less than fully grouted walls. We count vertical bars, joint reinforcement, and bond beams from the structural sheets, then calculate grout volume by cell and lift height to price placement. Dense reinforcement also increases grout and labor, so we separate those costs for accurate bidding.
Scaffold, mast climbers, and swing stages are priced by elevation tier and duration. A three-story veneer wall needs different access than a single-story CMU wall. We separate mobilization, erection, and dismantling. We also account for hoisting materials and the time required to move scaffold as the work progresses.
Through-wall flashing, weep vents, and mortar dropping collection are frequently omitted. We trace them on elevation and include them as separate line items, because they are required at base of wall, above openings, and at roof/parapet junctions. Missing these items can lead to water intrusion and costly callbacks, so we make sure they are priced.
Mortar type (N, S, M) and grout mix design affect material cost and labor. Type S mortar is stronger and more expensive than Type N. Grout with high slump may require special placement. We price the specified mix and include additives or colorants if required, so your estimate matches the spec.
Waste factors vary by unit size and handling. Modular brick may have 3–5% waste, while stone veneer can be 10% or more. We apply a waste factor based on the unit and site conditions, and we show it as a separate line. That helps you understand the true material cost and avoid underestimating.
Special inspections, mockups, and testing for compressive strength or water penetration are often required by the adopted code. We include these as line items when specified. Because code editions vary by jurisdiction, we recommend confirming the adopted edition with the local building department to ensure your bid includes all required testing.
Common masonry scope gaps we catch
These items are often left out of a masonry bid because they are shown on another trade's sheet or noted in the specs. We catch them by cross-checking architectural, structural, and spec sections.
- Lintel and shelf angle sizing, priming, and bearing length are often omitted or assumed by others. They hide on the structural sheets in the lintel schedule. We check that schedule and include bearing plates and shims.
- Through-wall flashing at base of wall, above openings, and at roof/parapet junctions is frequently missed. It hides in architectural details and specs. We trace it on elevation and include end dams, laps, and sealant.
- Weep vents and mortar dropping collection at cavity walls are often left out. They hide in architectural details and are assumed by others. We count them per elevation and include them as separate line items.
- Reinforcement at bond beams, pilasters, and around openings, not just the field of wall, is commonly missed. It hides on structural sheets. We take off from those sheets and include laps and development lengths.
- Grout volume and pump or handling cost at tall lifts and reinforced cells are often underestimated. It hides in the structural notes and specs. We calculate by cell and lift height, then price placement method.
- Control joint layout and sealant, including backing rod and primer, are often left to Division 07. They hide in the specs and on elevations. We include them as separate line items to avoid duplication or omission.
- Scaffold and access mobilization, especially for multi-story veneer and stone, are often not priced. It hides in the general conditions. We price by elevation tier and duration, not as a lump sum.
- Temporary bracing, shoring, and protection of unfinished masonry are frequently omitted. They hide in the schedule and site logistics. We include them where phasing or winter protection is required.
- Mockup, testing (compressive strength, water penetration), and submittal samples are often missed. They hide in the specs and code requirements. We include them as a line item when specified.
- Cleaning and efflorescence removal after winter construction are often overlooked. They hide in the specs and general requirements. We include final wash-down and sealer where specified.
- Head and sill flashing at windows and doors where masonry meets other trades are often missed. They hide in the architectural details and openings package. We coordinate with the openings package to avoid duplication.
- Freight, storage, and breakage or waste above the typical allowance are often underestimated. They hide in the material pricing. We apply a waste factor based on unit size and handling.
- Restoration or repair scope when the project is a renovation, including repointing, patching, and matching existing units, is often missed. It hides in the existing conditions. We measure from elevation and include matching allowances.
- Special inspections and testing required by the adopted code are often omitted. They hide in the code and specs. We note them and recommend confirming the adopted code edition with the local building department.
Wall assembly types and their takeoff impact
The wall assembly you choose changes material quantities, labor hours, and accessory counts. We price each assembly separately so you can compare.
| Assembly | Unit size | Material cost basis | Labor hours per SF | Mortar/grout consumption | Tie/anchor type | Typical waste factor |
|---|---|---|---|---|---|---|
| CMU backup with brick veneer | 8x8x16 CMU, modular brick | Per block and per brick | 0.12–0.18 hr/SF | 0.02 CF/block, 0.03 CF/brick | Corrugated ties, 1" air space | 3–5% for CMU, 3–5% for brick |
| Single-wythe CMU | 8x8x16 CMU | Per block | 0.08–0.12 hr/SF | 0.02 CF/block | None (exposed both sides) | 3–5% |
| Adhered thin stone veneer | Thin stone, 0.75–1.5" thick | Per SF of stone | 0.10–0.15 hr/SF | Mortar for lath and scratch coat | Lath and screws | 10–15% |
| Full-bed stone veneer | Full veneer stone, 3–5" thick | Per ton or per SF | 0.20–0.30 hr/SF | Mortar for bed and joints | Anchors and ties | 10–15% |
| Cast stone trim | Precast units | Per LF or per piece | 0.15–0.25 hr/LF | Mortar for setting | Anchors and shims | 5–8% |
Codes and spec sections that affect masonry quantities
Masonry construction is governed by a family of codes and standards that directly affect what you must include in your bid. The International Building Code (IBC) and International Residential Code (IRC) set minimum requirements for masonry design, reinforcement, and construction. The Masonry Standards Joint Committee (MSJC) publishes TMS 402/602, which is adopted by reference in the IBC and covers allowable stresses, reinforcement details, and grout placement. The adopted edition varies by jurisdiction, so confirm with the local building department which edition applies to your project.
Reinforcement and grout requirements come from the structural drawings and TMS 402/602. For example, TMS 402/602 limits grout lift height to 5 feet for low-lift grouting and 12 feet for high-lift grouting, which affects labor and equipment. Special inspection requirements are in IBC Chapter 17 and depend on the seismic design category and occupancy. In high-seismic areas, you may need continuous special inspection for grouting and reinforcement placement, which adds cost.
Energy codes such as the International Energy Conservation Code (IECC) affect masonry assemblies through insulation requirements. For example, a brick veneer with CMU backup may need continuous insulation to meet the U-factor. That insulation is often specified in Division 07, but it changes the wall thickness and tie length. Air barriers, also Division 07 27 00, are required in many jurisdictions and must be compatible with masonry ties and flashing.
Flashing and weep vents are detailed in the specifications and architectural drawings, but their importance is underscored by code requirements for weather resistance. The IBC and IRC require flashing at wall openings, at the base of walls, and at roof/wall intersections. Sealants at control joints are specified in Division 07 90 00 and must comply with ASTM C920. Fire-rated masonry walls, such as those in schools or stairwells, must comply with UL or ASTM E119 ratings, which may require specific unit types and grouting.
Finally, testing requirements for compressive strength of mortar and grout, and water penetration resistance of masonry, are often specified. ASTM C270 covers mortar, ASTM C476 covers grout, and ASTM C1717 covers water penetration. These tests add cost and time. Always confirm the adopted code editions and local amendments with the local building department before finalizing your bid.
Who uses this masonry estimate for contractors
General contractors
You need a masonry number that separates material, labor, and equipment to compare subcontractor bids and check scope. Our takeoff gives you line items to level bids and identify missing flashing or reinforcement.
Masonry subcontractors
You bid multiple projects per week and need a fast, accurate takeoff to avoid mistakes. We provide quantities by wall type and elevation so you can apply your own labor rates and markup.
Developers
You are evaluating facade options and need cost differences between CMU, brick veneer, and stone. Our estimate shows the cost impact of each assembly so you can make decisions before drawings are final.
Architects
You want to check that your details are buildable and that the cost estimate reflects the specified assemblies. We flag missing flashing, reinforcement, or access items that affect constructability.