Multi-Family Estimating Services

We take off one typical floor completely, then apply a multiplier equal to the number of typical floors. We then add separate takeoffs for any floor that differs: ground floor with lobby and retail, podium level, mechanical penthouse, and roof. Stair towers and elevator overruns are counted at each level because their height and fire rating change. This method captures the repetition without missing the unique conditions that a simple per-unit price would overlook.

Gross building area is measured to the outside face of exterior walls and includes all floors, common areas, and mechanical spaces. Net rentable area is measured per unit to the interior face of exterior walls, excluding common corridors, shafts, and mechanical rooms. We report both because developers use net rentable area for pro forma and lenders use gross for cost per SF. The difference also shows the common-area ratio, which affects cost per rentable SF.

We count MEP by fixture and device, then apply the unit multiplier. For plumbing, we take off pipe by diameter from the riser diagrams and count fixtures per unit. For electrical, we count panelboards per building, meter stacks per unit, and branch devices per unit from the power plans. For HVAC, we count fan coil or PTAC units per unit and rooftop units for common areas. This approach ensures corridor and common-area MEP is not missed.

We read the rated assembly schedule and match each assembly to its UL design number. That tells us the stud gauge, number of gypsum board layers, board type, and fastener pattern. We then take off the wall area for each rated assembly separately from non-rated walls. Shaft walls, demising walls, and floor/ceiling assemblies often have different designs, so we keep them on separate lines. This prevents undercounting the board and studs needed for fire ratings.

We take off excavation in CY, asphalt paving in AC, curb and gutter in LF, sidewalks in SF, retaining walls in SF, and utility pipe by diameter and material from the civil plans. We also count site lighting, landscaping, and irrigation if shown. Site work can be 8–12% of a garden-style project, so we keep it on Division 31 and 33 sheets separate from the building. We flag any missing civil details as assumptions.

We use RSMeans data adjusted by ZIP code to reflect local material and labor costs. The adjustment factor is based on the project location and is stated in the pricing basis note. For states with prevailing wage or union requirements, we flag that the labor rates may need further adjustment. We do not include state-specific labor conventions unless you tell us; we price on open-shop rates unless instructed otherwise.

Yes. If you only need Division 03 concrete or Division 05 framing, we can take off that scope alone. We still need the full set of relevant drawings—foundation and framing plans for concrete, architectural and structural for framing—to ensure accurate quantities. The deliverable will be organized by section within that division, with marked-up sheets. Pricing can be included or left as quantities only.

Most multi-family takeoffs ship in 24–48 hours from receipt of a complete set of drawings. Larger projects with multiple buildings or complex MEP may take longer. Rush service is available if you have a bid deadline. The turnaround starts when we have all necessary documents: architectural, structural, MEP, civil, and specifications. Missing documents will delay the takeoff or result in assumptions.

Unit turn and punch-list allowances are owner-directed costs that are not shown on the plans. We do not include them in the base takeoff because they are not measurable from drawings. However, we flag them as a scope gap and recommend that you carry a separate allowance in your budget. If you provide a dollar amount per unit, we can add it as a line item in the estimate for completeness.

Yes. We take off elevators in Division 14, counting cabs, stops, and hoistway travel in LF. We also count the associated structural work—hoistway walls, pit, and machine room—from the structural sheets, and the electrical scope—power, lighting, and controls—from the electrical plans. Elevator overruns and machine room requirements change with the building height, so we count them at each level. This prevents the elevator from being treated as a lump sum without its supporting scope.

You receive an Excel takeoff organized by CSI MasterFormat division with quantities and pricing on separate columns, a PDF markup set with color-coded highlights and count tags tied to each line, unit-type pricing showing cost per unit and per rentable SF, a common-area and site work summary, a scope-gap list, and a pricing basis note stating the RSMeans data year and ZIP adjustment. All files are delivered digitally.

If you send addenda or revised drawings, we will update the takeoff and reissue the affected sheets. We track changes by comparing the new sheets to the previous set and adjusting quantities accordingly. There may be an additional fee for major revisions, but minor changes are typically included. We recommend sending all addenda before the takeoff begins to avoid rework. The updated deliverable will note the revision date and the sheets affected.

Yes. Outsourced multi-family estimating works the same as our direct work: you send the construction documents, we return an on-screen takeoff and priced estimate in Excel and PDF, organized by CSI MasterFormat division with sheet references. We take off Division 05 metals, Division 06 wood, Division 07 thermal and moisture, Division 08 openings, Division 09 finishes, Division 22 plumbing, Division 23 HVAC and Division 26 electrical from the same set. Most projects ship in 24–48 hours, so your preconstruction team can keep bidding while your own estimators stay on another job.

A multi-family estimate for contractors covers the repeatable unit stack plus the non-repeating scope: parking garage levels, amenity space, leasing office, stair and elevator cores, mechanical penthouses and site work. We report gross square feet and rentable square feet separately so you can check the unit mix against the rent roll. Quantities are tied to sheet references, and the Excel file separates quantity from unit cost, so you can swap your own labor and material pricing without rebuilding the takeoff.

Yes. Apartment building estimating covers townhome blocks, garden-style walk-ups, podium and wrap buildings. Townhomes change the takeoff because each unit has its own roof, exterior wall corners and utility service, so the multiplier is per building rather than per typical floor. We still count Division 05 metals, Division 06 wood, Division 07 thermal and Division 09 finishes by floor and building, and we separate the bid package by trade so your subcontractors can price their own scope.