Concrete takeoff
Footings, pile caps, slab-on-grade and podium decks quantified from structural drawings with formwork and finish schedules.
CY · SFLynn, MA
Construction estimating services in Lynn, MA
We produce quantity takeoffs and construction estimates for Lynn contractors, developers and owners, organized by CSI MasterFormat division with marked-up plan sets, in Excel and PDF, typically within 24–48 hours.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Lynn ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Lynn · 2025Real permit data
Lynn new housing permits2025
New housing units152Change vs. 2024−43%Permitted construction value$14MAverage value per unit$89,700Rank among covered Massachusetts cities#7
Single-family: 8 (5%)Multifamily: 144 (95%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Lynn, MA different?
Lynn pricing is driven by granite and glacial till foundations, dense urban infill with tight staging, Boston-area labor rates, cold coastal winters, and older masonry building stock. With 95% of 2025 permitted units multifamily, wood-frame over podium and concrete scopes dominate takeoffs.
- Lynn permitted 152 new housing units in 2025, #7 among the Massachusetts cities we cover.
- About 95% were in multifamily buildings; 5% were single-family.
- Permit volume was down 43% compared with 2024.
Lynn sits in Essex County on the North Shore, roughly ten miles north of Boston, with a building stock that runs from 19th-century masonry mills and triple-deckers to new mid-rise infill. That mix means two very different estimating problems on the same street: a gut rehab where you are pricing selective demolition, new shear walls and MEP replacement inside an existing shell, and a ground-up multifamily building where the cost is driven by the foundation, the podium and the framing package. We estimate both, and we organize every takeoff by CSI MasterFormat division so your buyout packages line up with your subcontractor list. If you are pricing work across the region, our Massachusetts construction estimating team covers the same format statewide.
What you send us is what drives the number. A complete set — architectural, structural, civil, MEP, and the specifications — lets us quantify the concrete, rebar, structural steel, wood framing, roofing, and mechanical scopes at the right level of detail. If you only have a partial set, we will tell you which divisions are firm and which are allowances before we start. We use Bluebeam Revu for plan markup, PlanSwift for assemblies, and RSMeans data adjusted by ZIP code for material and labor pricing, so a Lynn address is not priced like a national average. For the multifamily work that dominates local permits, see our multi-family estimating services.
- Coverage
- Lynn and nearby Massachusetts communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Lynn ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You get a division-by-division takeoff with quantities, units and marked-up plans, so you can check scope coverage against your subcontractor bids before the deadline rather than after.
02
For builders. We quantify concrete, rebar, framing, roofing and MEP from your permit set, giving you a buyout list and a budget you can track against actual deliveries and installed quantities.
03
For owners. We build a scope-based budget from the drawings and specifications, flag allowances and exclusions, and show where design decisions move cost before you commit to a construction contract.
Lynn by the numbers
Lynn's residential construction pipeline
Select a bar to compare Lynn with the largest Massachusetts markets we cover.
152New housing units, 2025
3.3%Of all units in the Massachusetts cities we cover
$14MPermitted residential value
95%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Lynn
152 new housing units in 2025 (-42.6% vs 2024).
8 single-family · 144 multifamily (95%).
Permits fell 43% — the mix shifted hard to multifamily
Lynn issued 152 new privately-owned residential units in 2025, down from 265 in 2024, a 43% drop, according to the U.S. Census Bureau Building Permits Survey. Of those 152 units, 144 were multifamily and only 8 were single-family — 95% of permitted units in one product type. Permitted value was about $14M, roughly $89,700 per unit. For a bidder, that means the pipeline is concentrated in apartment and condo buildings, not scattered custom homes, and your estimating capacity should be aimed at wood-frame over podium, elevator-core, and mid-rise concrete scopes. The unit count also ranks Lynn 7th of 25 covered Massachusetts cities by units, with 3.3% of the 4,601 statewide units in that set. Compare that volume with Quincy and Newton when you are deciding where to chase work.
Why the Boston market sets Lynn pricing
Boston's life-sciences lab construction and dense urban infill keep demand and costs among the nation's highest, and Lynn sits inside that labor and material draw. Crews that could be framing a Lynn mid-rise are also being bid on Cambridge and Seaport projects, so labor rates and subcontractor availability move with the metro, not with Lynn alone. On the cost side, North Shore sites bring granite outcrops, glacial till, and a high seasonal water table, which pushes foundation scope toward rock excavation, dewatering, and mat or pile-supported slabs. Older structures add selective demolition, hazardous-material allowances, and structural reinforcement that a clean new-build estimate will miss. If your project is industrial or mill reuse rather than residential, see our industrial estimating services.
Services
Construction estimating services in Lynn, MA
We price the scopes that show up most often on Lynn plans, from foundation through MEP, each organized by CSI MasterFormat division.
Foundation estimating
Rock excavation, dewatering, underpinning and waterproofing priced for North Shore granite and till conditions.
CY · LFFraming takeoff
Wood-frame floor, wall and roof systems for mid-rise infill, plus light-gauge and structural steel where specified.
BF · LFMEP estimating
Plumbing, HVAC and electrical rough-in and fixtures for apartment buildings and mill-to-residential conversions.
EA · LFRoofing estimating
TPO, EPDM, modified bitumen and shingle systems with insulation, flashing and tear-off measured by roof plan.
SQ · LFSitework estimating
Earthwork, utility trenching, pavement and erosion control for tight urban lots and steep North Shore grades.
CY · TONCommercial estimating
Full division-by-division estimates for retail, office and mixed-use fit-outs and ground-up shell buildings.
SF · LSResidential estimating
Single-family, two-family and triple-decker new construction and renovation takeoffs from permit drawings.
SF · EAWho we provide estimates for
Who we estimate for in Lynn
General contractors
You are bidding gut rehabs of triple-deckers and masonry mill buildings where selective demolition, shear-wall upgrades and MEP replacement inside an existing shell drive cost. We quantify those scopes by division so your buyout list matches your subcontractor list.
Multifamily developers
With 144 of the 152 residential units permitted in Lynn in 2025 in multifamily buildings, your pro forma turns on podium concrete, wood framing and unit-mix repetition. We take off per-floor and per-unit quantities so you can compare schemes.
Subcontractors
Concrete, framing, roofing and MEP bidders on North Shore projects need quantities to price labor, not just a lump sum from the GC. We provide unit-priced takeoffs you can extend with your own crew rates.
Architects
You need a cost check while the design is still moving, before the permit set is frozen. We flag allowances and exclusions in the specifications so your client sees which decisions move the number.
Owners and property managers
Owners of Lynn's older housing stock need a scope-based budget for roof replacement, window replacement and MEP upgrades before signing a construction contract. We separate firm quantities from allowances.
Industrial and commercial builders
Lynn's mill buildings and commercial corridors need estimates for adaptive reuse, tenant fit-out and structural repairs. We quantify steel, masonry, roofing and mechanical scopes from the drawings and specs.
Where we provide estimates
Lynn areas and nearby communities we cover
We estimate projects throughout Lynn and the surrounding North Shore and Greater Boston communities. If your project is in Essex County or a neighboring county, send the plans and we will confirm the divisions we can quantify.
Lynn neighborhoods and districts
- Downtown Lynn
- Central Square
- Lynn Common
- Diamond District
- Wyoma
- West Lynn
- East Lynn
Nearby cities we cover
Property types
Types of Lynn properties we estimate
Lynn's permit mix is dominated by multifamily construction, with a small number of single-family units and a large stock of older buildings. We estimate both new construction and renovation across these property types.
Multifamily buildings
New mid-rise and low-rise apartment buildings, including podium and wood-frame construction. We quantify concrete, rebar, framing, roofing, windows, and MEP rough-in per floor and per unit so you can compare unit mixes and building heights.
Watch for: Podium transfer slabs, unit repetition, fire-rated assemblies, MEP riser diagrams
Triple-deckers and two-families
Renovation and gut rehab of Lynn's older wood-frame housing. Scope typically includes selective demolition, new shear walls, roof replacement, window replacement, and full MEP replacement inside the existing shell.
Watch for: Hidden rot, knob-and-tube wiring, undersized joists, lead paint and asbestos
Mill building adaptive reuse
Conversion of 19th-century masonry mill buildings to residential or commercial use. We quantify structural steel, masonry repair, new floor openings, roof replacement, and new MEP systems, with allowances for unknown existing conditions.
Watch for: Existing masonry condition, floor loading, hazardous materials, code upgrades
Single-family homes
New custom homes and additions on scattered lots. We take off foundation, framing, roofing, siding, windows, and MEP from the permit set, and flag allowances where the specifications leave selections open.
Watch for: Site access, foundation depth, utility connections, finish allowances
Commercial fit-outs
Tenant fit-out and interior renovation in downtown Lynn and along commercial corridors. We quantify partitions, ceilings, storefront, HVAC, electrical, and plumbing from the drawings and specifications.
Watch for: Landlord scope vs. tenant scope, code compliance, ADA upgrades
Industrial and warehouse
Repair and upgrade of industrial buildings, including roof replacement, slab repair, structural steel, and mechanical systems. We quantify from the drawings and note where existing conditions require field verification.
Watch for: Roof structure, slab loading, equipment pads, utility capacity
Local factors
What changes a construction estimate in Lynn
Several local conditions move the number on a Lynn estimate. We adjust quantities and pricing for these factors and flag them in the takeoff so you can see where the risk sits.
Code and permitting
Lynn enforces the Massachusetts State Building Code, which is based on the International Building Code with state amendments. Older buildings often trigger upgrades to structural, egress, fire separation, and accessibility when work exceeds a threshold. Confirm the adopted code edition and local amendments with the Lynn building department before you price. We carry allowances for code-driven scope and note them separately in the estimate.
Massachusetts State Building Code · Lynn building department · IBCSoils and foundations
Much of Lynn sits on glacial till, with areas of fill and marine clay near the coast and tidal marshes. These soils can require deeper foundations, engineered fill, or pile support. We take off foundation quantities from the geotechnical report and structural drawings, and flag where the report calls for a specialty foundation contractor. If no geotech report is available, we price a typical foundation and note the assumption.
Glacial till · marine clay · geotechnical report · pile foundationsClimate and hazards
Lynn's coastal location brings nor'easters, high wind, and snow loads that affect roof design, exterior envelope, and structural bracing. The Massachusetts stretch energy code also sets insulation and air-sealing requirements that change wall and roof assemblies. We price the envelope as specified and note where wind or snow load governs the structural quantities. Flood zones near the coast and tidal rivers may require elevation certificates and flood-resistant construction.
Nor'easters · Massachusetts stretch energy code · flood zones · snow loadLabor and trades
Lynn is inside the Boston labor market, where union and prevailing-wage rates apply on many public and large private projects. Trade availability for concrete, framing, and MEP can tighten when Boston-area work peaks, which affects bid pricing and schedules. We use ZIP-code-adjusted labor rates from RSMeans data, but your subcontractor's own crew rates and overtime assumptions will drive the final number. We show labor separately so you can adjust.
Boston labor market · prevailing wage · RSMeans data · trade availabilitySite and drainage
Lynn's older neighborhoods have combined sewers and limited storm drainage capacity, so new construction often requires on-site detention, infiltration, or sewer separation. Tight urban lots can also restrict staging, excavation, and crane access. We quantify sitework, utilities, and drainage from the civil drawings and note where the scope depends on city approval. Confirm stormwater requirements with the Lynn department of public works or the local conservation commission.
Combined sewers · stormwater detention · conservation commission · site accessMaterials and logistics
Material pricing in Lynn tracks the Boston market, with ready-mix concrete, structural steel, and wood products subject to regional supply and delivery surcharges. Winter conditions can add heating and protection costs for concrete and masonry. We price materials using ZIP-code-adjusted RSMeans data and note any assumed delivery or winter conditions. Sales tax treatment depends on the contract type and should be confirmed with your accountant.
Ready-mix concrete · structural steel · winter conditions · sales taxLynn estimating guide
How Lynn conditions show up in a takeoff, trade by trade
Lynn's mix of triple-decker rehabs, multifamily infill, and older commercial stock means your takeoff has to account for selective demolition, tight urban sites, and coastal exposure. Here is how that plays out division by division.
Concrete and foundations
Most Lynn lots sit on glacial till over bedrock, with pockets of fill near the waterfront and around the Lynnway. That drives deeper wall footings, engineered fill under slabs, and often a designed mix for sulfate exposure if you are near the marsh. On triple-decker rehabs, we take off selective demolition of existing concrete stoops and basement slabs separately from new work, because disposal and hand excavation in a 12-foot-wide side yard change the labor constant. Foundation Estimating Services covers the footing, stem wall, and slab line items; pair it with Concrete Estimating Services for the formed walls. Confirm the adopted edition of the Massachusetts State Building Code with the Lynn building department before you fix concrete strengths.
Roofing and envelope
Coastal Lynn gets nor'easters, salt air, and freeze-thaw cycles that punish roofing and flashing. We take off roofing by slope and assembly, not by square footage of the building footprint, because flat and low-slope sections over porches and additions are common. On a typical triple-decker, that means separate line items for 07 30 00 steep-slope shingles, 07 50 00 membrane at the flat porch roofs, ice-and-water shield at eaves, and new drip edge and step flashing. Ventilation upgrades often require new soffit and ridge vents, which we carry as 06 10 00 blocking and 07 40 00 trim. Roofing Estimating Services covers the full envelope package.
Sitework and utilities
Lynn sites are small and often fully paved, so sitework takeoffs are heavy on demolition, sawcutting, and export. We measure existing pavement and concrete by area, then carry haul-off by cubic yard using the section depth you provide. Drainage is usually a combination of new catch basins, trench drains, and connection to the municipal system; if the connection point is unknown, we carry an allowance and flag it. Water, sewer, and gas laterals are taken off from the property line to the building, with separate line items for trenching, bedding, and backfill. Sitework Estimating Services covers the full civil package, and you can see the statewide approach on our Massachusetts construction estimating page.
Framing and wood structures
Lynn's older housing stock is mostly platform-framed with balloon-framed corners in the pre-1930 triple-deckers. A takeoff for a gut rehab needs separate line items for sistering existing joists, new engineered floor systems, and fire-blocking at floor lines. New multifamily infill is typically light-frame over a podium, so we break out 06 10 00 rough carpentry by level and by wall type, then carry sheathing and blocking as separate quantities. Waste factors run higher than suburban work because staging is tight and re-cuts are common; typical framing waste is 5–10 percent, but we will show you the assumption. Framing Estimating Services handles the full lumber list.
Mechanical, electrical, plumbing
Lynn's older buildings rarely have adequate electrical service for modern multifamily loads, so a gut rehab usually includes a service upgrade, new panels per unit, and separate metering. Plumbing takeoffs need to account for replacing galvanized supply lines and cast-iron drains, often with partial runs left in place where they test clean. HVAC in these buildings is typically a split-system or mini-split approach because there is no duct chase; we take off line sets, heads, and condensers by unit count, plus ventilation for bathrooms and kitchens. MEP Estimating Services organizes all three trades by system and by floor so your subs can bid directly from the quantities.
Scope gaps we see on Lynn bids
- Demolition and disposal of existing foundations, stoops, and basement slabs is often excluded or carried as a single lump sum with no tonnage backup.
- Temporary shoring and underpinning for adjacent structures on tight lots is rarely priced, even when the excavation is within a few feet of a neighbor.
- Fire-blocking, draft-stopping, and rated assemblies in triple-decker conversions are frequently missing from the carpentry scope.
- Electrical service upgrades and separate metering for multifamily are sometimes left out of the base bid and added later as a change order.
- Coastal exposure requirements for flashing, fasteners, and exterior coatings are not always reflected in the material specifications.
- Drainage connection fees and off-site utility work are often excluded because the connection point is not confirmed before bid.
Free tool
Concrete volume calculator
Quick check for a single element. For a full drawing set, send the plans and we measure everything, including the items calculators miss.
Typical waste: 3–5% for slabs, 5–10% for footings and walls. Truck count assumes 10 CY loads; confirm load size with your ready-mix supplier.
Result
19.4CY
Net volume18.5 CY
Cubic feet500 CF
Ready-mix trucks (10 CY)2
80 lb bags (premix)875
Need the full takeoff with pricing? Upload your plans.
How it works
How we estimate a Lynn project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Lynn conditionsLocal code edition, site and drainage requirements, soils and any hazard rules are confirmed before the takeoff starts.
- Take off by CSI sectionQuantities measured and color-coded on the plans, so every number traces to a sheet.
- Price to LynnMaterial and labor costs adjusted to the project ZIP code, or to your own supplier quotes and crew rates.
- Check and deliverA second estimator checks quantities before the estimate goes out.
Sample output
Sample takeoff: Lynn triple-decker gut rehab
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Cast-in-place concrete footings | 18 | CY |
| 06 10 00 | Rough carpentry - floor framing | 4,200 | BF |
| 06 10 00 | Rough carpentry - wall framing | 3,100 | BF |
| 07 30 00 | Steep-slope shingle roofing | 2,400 | SF |
| 07 50 00 | Membrane roofing at porches | 600 | SF |
| 09 20 00 | Gypsum board assemblies | 8,500 | SF |
| 22 10 00 | Plumbing - supply and drain | 3 | fixture groups |
| 26 20 00 | Electrical service and distribution | 3 | meter stacks |
Worked example: floor framing for a Lynn triple-decker rehab
This example sizes a typical floor system for one floor of a triple-decker gut rehab. The dimensions are illustrative; your plans will govern. We assume a 24-foot-wide by 36-foot-deep building with a center bearing wall, so each floor has two bays of about 12 feet by 36 feet. Joists are 2x10 at 16 inches on center, with a double rim and a center girder.
Step 1 — Joist count per bay. A 36-foot span at 16 inches on center gives 36 ÷ 1.333 = 27 spaces, so 28 joists per bay. Two bays = 56 joists. Each joist is 12 feet long, so 56 × 12 = 672 linear feet.
Step 2 — Convert to board feet. A 2x10 has a nominal volume of 1.667 board feet per linear foot (2 × 10 ÷ 12). 672 × 1.667 = 1,120 BF for joists.
Step 3 — Add girder and rim. Center girder: 36 feet of built-up 3-ply 2x10 = 36 × 3 × 1.667 = 180 BF. Double rim at front and rear: 2 × 24 feet × 2 plies × 1.667 = 160 BF.
Step 4 — Subfloor. 24 × 36 = 864 SF. Add 10 percent waste for cuts and damaged sheets: 864 × 1.10 = 950 SF. In 4x8 sheets, that is 950 ÷ 32 = 30 sheets.
Step 5 — Total framing. 1,120 + 180 + 160 = 1,460 BF. Apply a 7 percent waste factor for tight-site re-cuts: 1,460 × 1.07 = 1,562 BF.
The table below summarizes the calculation.
| Step | Item | Calculation | Quantity | Unit |
|---|---|---|---|---|
| 1 | Joists | 36 ÷ 1.333 = 27 spaces → 28 joists/bay × 2 bays × 12 ft | 672 | LF |
| 2 | Joists in BF | 672 × 1.667 | 1,120 | BF |
| 3 | Girder | 36 × 3 × 1.667 | 180 | BF |
| 3 | Rim | 24 × 2 × 2 × 1.667 | 160 | BF |
| 4 | Subfloor | 864 × 1.10 = 950 SF → 950 ÷ 32 | 30 | sheets |
| 5 | Total framing | (1,120 + 180 + 160) × 1.07 | 1,562 | BF |
For a full lumber list on a project like this, see our Framing Estimating Services page. We organize the final takeoff by CSI division in Excel and PDF, with marked-up plans, so your framer can bid directly from the quantities.
FAQ
Lynn construction estimating questions
What does a Lynn triple-decker rehab takeoff typically include?
A gut rehab takeoff for a triple-decker usually covers selective demolition, new foundation work where the existing is unsound, full floor and wall framing, roofing and flashing, new MEP systems, and interior finishes. Because these buildings are often 100 years old, we carry separate line items for sistering joists, replacing galvanized plumbing, and upgrading electrical service. We also flag any work that may trigger current code requirements for egress, fire separation, or ventilation.
How do coastal conditions affect material takeoffs in Lynn?
Salt air and freeze-thaw cycles mean we specify corrosion-resistant fasteners, heavier flashing details, and exterior coatings rated for coastal exposure. Roofing takeoffs include ice-and-water shield at eaves and valleys, and we carry higher waste factors for trim and siding because cuts around older, out-of-square openings waste material. These are material specification decisions, not just pricing adjustments, so they show up as separate line items in the takeoff.
Do you handle multifamily takeoffs for Lynn projects?
Yes. Multifamily work in Lynn is often light-frame over a podium or a gut rehab of an existing building. We break out quantities by floor and by unit type so your subs can bid per unit, and we separate common areas, egress stairs, and mechanical rooms. Our Multi-Family Estimating Services page describes the typical scope we cover, from foundations through finishes.
What is the turnaround time for a Lynn estimate?
Most Lynn projects are delivered in 24 to 48 hours. Rush service is available if you have a bid deadline sooner. The timeline depends on the size and completeness of the plan set; a full triple-decker rehab with MEP takes longer than a single-trade takeoff. We confirm the schedule when you send the plans.
Where does the permit data on this page come from?
The permit numbers on this page come from the U.S. Census Bureau's Building Permits Survey for 2025. They count new privately-owned residential units permitted by the city of Lynn. That means renovations, commercial permits, and publicly-owned projects are not included. We use this data to understand the volume and mix of residential construction in the city, not as a projection of your specific project.
Can you estimate a project in Lynn if my plans are not complete?
Yes. We can work from schematic plans, a scope narrative, or a set of drawings with gaps. We will list the assumptions we make and flag any missing information that could change the quantities. For early-stage budgets, we often provide a range and identify the line items that carry the most risk, such as foundation work or MEP upgrades in older buildings.
What software do you use for Lynn takeoffs?
We use Bluebeam Revu for plan markup and quantity extraction, PlanSwift for assemblies and linear takeoffs, and RSMeans data for unit pricing adjusted to Lynn ZIP codes. The final deliverable is an Excel workbook and a PDF, organized by CSI MasterFormat division, with the marked-up plan set included so you can see exactly where each quantity came from.
Do you cover projects in the towns around Lynn?
Yes. We cover Lynn and the surrounding region, including cities like Quincy, Newton, and Lawrence. If your project is in one of those areas, the estimating approach is similar, but we adjust for local labor and material pricing by ZIP code. See our Massachusetts construction estimating page for the full list of cities we serve.
How do you handle waste factors in a Lynn takeoff?
Waste factors depend on the trade and the site. For framing on a tight urban lot, we typically use 7 to 10 percent; for drywall, 10 to 15 percent; for roofing, 10 percent for shingles and 15 percent for trim. We state the waste factor we used in the takeoff so you can adjust it if your crew's experience is different. We do not bury waste in the unit price.
What information do you need to start a Lynn estimate?
Send the plan set, any specifications, and a scope note if you have one. If the project is a rehab, tell us what stays and what comes out. For sitework, we need the civil drawings and any geotechnical report. The more complete the information, the fewer assumptions we have to make. You can upload plans through our Get an estimate page.
Other Massachusetts cities we cover
Popular services in Lynn
Send your Lynn project plans for a quote
Email your drawings and we will return a division-organized takeoff in Excel and PDF within 24 to 48 hours.
- We review the set and check for missing sheets or addenda.
- You get a quote with a price and a delivery date.
- You approve and we start the takeoff.
- You receive the Excel estimate and marked-up plans.