Sitework takeoff
Mass grading, over-excavation and import quantities for desert lots where caliche and cemented soil change the cut-fill balance.
CY · SF · TONWe produce material and labor takeoffs for contractors and developers building in North Las Vegas, from Apex industrial pads to multifamily infill. Every estimate is organized by CSI MasterFormat division with marked-up plan sets and ZIP-code-adjusted pricing.
North Las Vegas pricing turns on four local drivers: caliche and cemented desert soil that drives excavation and import costs, extreme summer heat that affects concrete placement and roofing schedules, tilt-up and masonry wall systems common in industrial work, and Clark County permitting and inspection sequencing that compresses trade start dates.
North Las Vegas is not a single market. A tilt-up warehouse shell in the Apex industrial area prices differently from a production-home subdivision near Aliante, and both price differently from a podium multifamily project close to the Las Vegas Motor Speedway corridor. We build takeoffs that reflect those differences instead of applying a single valley-wide square-foot number.
We work from your plan set, specifications and sitework drawings, then return an estimate in Excel and PDF organized by CSI MasterFormat division, with marked-up drawings showing what was measured. Most projects come back within 24–48 hours, and rush turnaround is available when a bid date is close. Because so much of the north valley work is attached housing, our multifamily estimating takeoffs separate typical units from corridors, stairs and common areas, and the residential estimating group handles tract and custom homes. On the industrial side, concrete and sitework scopes carry the largest share of cost, so those divisions get measured first and reconciled against the civil drawings before anything else is priced.
If you are pricing work across the valley, our Nevada construction estimating team covers the state, and the Las Vegas and Henderson pages cover the adjacent markets most contractors here also bid. We do not maintain a local office in North Las Vegas; estimates are produced remotely from your drawings and delivered electronically, which is how most of our Clark County clients prefer to work.
Select a bar to compare North Las Vegas with the largest Nevada markets we cover.
2,507 new housing units in 2025 (+20.6% vs 2024).
1,444 single-family · 1,063 multifamily (42%).
North Las Vegas issued permits for 2,507 new privately-owned residential units in 2025, up 21% from 2,078 in 2024, according to the U.S. Census Bureau Building Permits Survey. Single-family accounted for 1,444 units and multifamily 1,063, so 42% of the year's residential permits were attached housing. Permitted value reached $658M, or $262,400 per unit on average. That mix matters to an estimator: multifamily work carries shared plumbing stacks, corridor and stair framing, and fire-rated assemblies that a single-family takeoff will not capture. At 21.1% of the covered state total, the city ranked second of 14 covered Nevada cities by units. If you bid here, expect competition for the same framing and MEP subs that the rest of the valley is chasing.
The Apex industrial area and the corridors along I-15 and the Las Vegas Motor Speedway draw warehouse, distribution and light-manufacturing work, where tilt-up panels, slab-on-grade thickness, and fire protection under NFPA 13 drive the number. Residential work in the north valley runs on lot grading, block walls, and tract repeatability. Both sit on desert soils that often require over-excavation and import, and both face summer placement windows that push concrete and roofing crews to early shifts. Confirm the adopted code edition and inspection sequence with the city building department before you lock a schedule; the statewide Nevada page explains how we handle those differences across markets.
We measure the trades that drive cost in the north valley, from raw sitework through MEP rough-in, and deliver quantities in the units your subs actually bid.
Mass grading, over-excavation and import quantities for desert lots where caliche and cemented soil change the cut-fill balance.
CY · SF · TONSlab-on-grade, tilt-up panels, footings and paving measured by thickness and mix, with formwork and reinforcement separated.
CY · SF · LBSpread footings, post-tensioned slabs and grade beams for north valley residential and light commercial foundations.
CY · LF · EAWood and light-gauge framing for tract and multifamily buildings, including sheathing, trusses and hardware counts.
LF · SF · EATile, shingle and low-slope membrane systems priced with the flashing, underlayment and insulation that finish the assembly.
SF · LF · SQPlumbing, HVAC and electrical rough-in for multifamily buildings, with fixture, equipment and panel schedules counted.
LF · EA · TONUnit-mix takeoffs for apartment and attached housing, separating typical units from corridors, stairs and common areas.
SF · EA · LFWarehouse, retail and tenant improvement takeoffs by CSI division, with division-level scope gaps flagged before bid day.
SF · LF · EANorth Las Vegas issued 1,444 single-family permits in 2025, so tract builders here need per-plan takeoffs that separate base house, options and lot-specific sitework before releasing a plat to bid.
Multifamily was 42% of the city's 2,507 permitted units in 2025. Podium and wrap projects need unit-type matrices, corridor and stair counts, and common-area scopes priced apart from rentable square footage.
Apex and the Speedway corridor generate tilt-up shells, slab-on-grade and yard work. We measure panel areas, embeds, dock equipment and paving quantities from the civil and structural sets.
Retail and office shells along the North 5th Street and Craig Road corridors get fit out later. We price demising walls, storefront, MEP rough-in and ceiling grids from the architect's TI drawings.
Grading, wet utilities, curb and flatwork carry much of the early cost on North Las Vegas dirt. We produce quantity sheets by phase so you can bid clearing through paving without carrying another trade's scope.
If your bid list includes North Las Vegas, Las Vegas and Henderson jobs, we return estimates in the same CSI division format so you can compare subcontractor quotes across all three without re-keying.
We estimate projects across the north valley and the adjacent Clark County markets contractors here also bid. Place names below are the areas that appear most often on the drawings and civil plans we receive.
The city's 2025 permit mix ran 1,444 single-family units against 1,063 multifamily units, with $658M in permitted value. Those two categories, plus industrial shells and commercial fit-out, cover most of what we price here.
Per-plan takeoffs for production builders, measured from the architectural, structural and MEP sets. We break out base house, elevation options, covered patios and lot-specific flatwork so the same plan can be priced across different plats.
Watch for: Plan duplication across lots; option pricing; lot premium sitework
Unit-type matrices with corridors, stairs, elevators and amenity areas priced separately. Podium waterproofing, post-tensioned decks and Type III over Type I construction drive the structural and envelope quantities.
Watch for: Podium deck area; unit mix; common-area finish schedule
Warehouse and light-industrial buildings in Apex and along the Speedway corridor. We measure panel face area, thickness, reveals, embeds and bracing, then reconcile slab, dock and yard paving quantities against the civil drawings.
Watch for: Panel openings; slab thickness and joint layout; yard paving limits
Strip centers, pad buildings and drive-throughs on the major arterials. Storefront, grease interceptor, hood and make-up air, and utility stub locations are priced from the shell drawings before tenant work begins.
Watch for: Storefront glazing; grease and hood rough-in; grease interceptor size
Fabrication shops, contractor yards and truck parking. Quantities center on grading, aggregate base, asphalt or concrete paving, fencing, gates and utility trenches rather than building envelope.
Watch for: Paving section; drainage swales; gate and fence lineal feet
Office, medical and retail fit-out inside existing shells. We measure demising walls, ceiling grid, lighting, HVAC distribution and restroom counts from the TI set, and note what the base-building drawings already provide.
Watch for: Base-building vs. TI scope; ceiling height; restroom fixture count
Two estimates for the same square footage can differ by 15% or more depending on where the dirt is and which code edition the jurisdiction has adopted. These are the drivers we check before pricing.
North Las Vegas enforces the Nevada-adopted building, residential, energy and fire codes, and the edition in force can lag or lead the model codes. Energy-code envelope and lighting requirements shift insulation values and fixture counts. Confirm the adopted edition, plan-review comments and any local amendments with the city building department before you lock the estimate. Permit fees and inspection sequencing also affect the schedule you carry.
City of North Las Vegas Building Division · Clark County · IBC/IRC/IECC/NECMuch of the north valley sits on caliche and cemented alluvium, and expansive clays appear in pockets. That drives over-excavation, scarification and recompaction, post-tensioned slab design, and deeper footings than a generic estimate assumes. Geotechnical reports often require moisture conditioning and proof rolling. If the soils report is not in the bid package, we price a range and flag the geotech recommendation as a carry.
Geotechnical report · Caliche · Post-tensioned slab · Over-excavationSummer design temperatures above 110°F affect concrete placement, cure times and roofing adhesive limits. Monsoon winds and blowing dust drive temporary enclosure, dust control and irrigation of disturbed areas. On the vertical side, high ambient temperatures raise HVAC equipment sizing and roof insulation requirements. These items are easy to miss when an estimate is built from a national cost database without a climate adjustment.
ASHRAE design conditions · Monsoon season · Dust control · Cure requirementsThe valley's construction workforce is shared with the Las Vegas resort corridor, so trades move toward the larger jobs and crew availability tightens during peak hospitality construction. Union and open-shop rates differ by trade, and overtime assumptions change the labor column quickly. We price labor from ZIP-code-adjusted rates for North Las Vegas rather than a national average, and we separate straight time from premium time when the schedule requires it.
ZIP-code-adjusted labor · Union vs. open shop · Overtime · Crew loadingThe north valley drains toward the Las Vegas Wash system, and local grading ordinances require retention or detention on site. That means basin excavation, outlet structures, riprap and sometimes pump stations. Setbacks, wall heights and lot coverage come from the zoning district, and master-planned communities add design-review requirements. We measure basin volume and wall lineal feet from the civil plans before pricing the building.
Las Vegas Wash · Retention basin · Grading ordinance · Master plan design reviewMost concrete aggregate, block and asphalt come from pits around the valley, so haul distance is short compared with rural Nevada, but delivery windows and plant capacity tighten when several large pours land in the same week. Nevada has no state personal income tax, and sales tax applies to materials, so we keep taxable and non-taxable lines separate. Steel and specialty products often ship from Southern California or Arizona, which adds freight and lead time.
Local aggregate pits · Nevada sales tax · Freight from California · Plant capacityNorth Las Vegas sits in the Mojave Desert within Clark County, where caliche, extreme heat, and wind-driven dust shape both design and pricing. The city's permit volume—2,507 new residential units in 2025, up 21% from 2024—means your takeoff must reflect local labor and material realities, not a generic national average.
Caliche layers are common in the northern Las Vegas Valley, so your sitework takeoff should separate ripping, jackhammering, or chemical treatment of caliche from ordinary bulk excavation. Dust control is a line item, not an afterthought: water trucks, street sweeping, and stabilized construction entrances are typically required by Clark County air quality rules. Import fill is often needed because native material may not meet compaction specs. For a residential subdivision, we break out mass grading, over-excavation under footings, and trenching for wet and dry utilities. Our sitework estimating services use RSMeans data adjusted to North Las Vegas ZIP codes, so you see realistic haul and equipment rates. Confirm local dust and grading ordinances with the city before finalizing your bid.
Wood framing dominates North Las Vegas residential, but multifamily and commercial work often uses cold-formed steel or CMU. For wood, take off linear feet of studs by size and spacing, count plates, headers, and truss packages, and add typical waste of 5–10% for lumber and 10% for sheathing. Wind and seismic detailing can increase hold-downs and blocking. Drywall takeoff should separate 1/2-inch and 5/8-inch board, moisture-resistant board in wet areas, and fire-rated assemblies for garages and multifamily separations. Texture and finish levels vary by builder; specify them. Our framing estimating services break out each wall type so you can see where the material goes. For multifamily, check the adopted energy code for insulation and air-sealing requirements, which affect both framing and drywall scope.
Mechanical, electrical, and plumbing scope in North Las Vegas is driven by extreme heat and code-minimum efficiencies. HVAC takeoff should count tonnage by zone, ductwork by linear foot and size, and registers by each. In attics, duct insulation and radiant barriers are common. Plumbing rough-in includes water, waste, and vent lines by diameter and length, plus gas piping for ranges, water heaters, and outdoor kitchens. Electrical takeoff covers service size, panel schedules, branch circuits, devices, and fixtures. For multifamily, separate house panels from unit panels. Our MEP estimating services use RSMeans data adjusted to local ZIP codes and organize everything by CSI MasterFormat division. Confirm current energy and plumbing code editions with the North Las Vegas building department before you price.
Slab-on-grade is standard for most North Las Vegas single-family homes, but expansive soils and caliche can drive post-tension slabs, deeper footings, or soil treatment. In your takeoff, count cubic yards of concrete by mix design—typically 2,500 to 4,000 psi for residential—and include vapor barrier, reinforcement, and anchor bolts as separate line items. For multifamily podium or wrap projects, you will also price elevated decks and shear walls. Hot-weather placement means curing compound and possibly ice or retarder; those costs belong in the concrete section, not in general conditions. Our concrete estimating services and foundation estimating services itemize formwork by square foot of contact area, rebar by ton with typical lap and waste, and concrete by cubic yard with a 5–10% waste factor. Verify the adopted building code and local amendments with the North Las Vegas building department.
North Las Vegas roofs face intense UV, summer temperatures well above 100°F, and monsoon winds. Asphalt shingles are common on homes, but tile and flat membrane systems appear on higher-end and commercial projects. Your roofing takeoff should include underlayment, flashing, drip edge, vents, and a waste factor that reflects complex hips and valleys—typically 10–15% for shingles. Cool-roof requirements may apply under the energy code; confirm the adopted edition with the local building department. For stucco and exterior insulation finish systems, take off square footage by assembly, including lath, scratch, brown, and finish coats, plus sealants at penetrations. Our roofing estimating services separate steep-slope from low-slope areas and list accessories by count. Wind uplift requirements can change fastener schedules, so read the structural notes.
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.
Need the full takeoff with pricing? Upload your plans.
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Concrete slab, 4 in., 3,000 psi | 42 | CY |
| 03 20 00 | Rebar, #4, slab and footings | 3.8 | TON |
| 05 10 00 | Structural steel, lintels and posts | 1,050 | LB |
| 06 10 00 | Framing lumber, walls and roof | 8,400 | BF |
| 07 30 00 | Asphalt shingles, 30-year | 3,200 | SF |
| 09 29 00 | Drywall, 1/2 in., interior | 6,800 | SF |
| 23 31 00 | Ductwork, flex and sheet metal | 420 | LF |
| 26 40 00 | Electrical devices and fixtures | 86 | EA |
You are pricing a 2,400-square-foot single-story house on a slab-on-grade foundation in North Las Vegas. The dimensions below are illustrative—use your own plan dimensions. We will calculate concrete volume for the slab, add waste, and convert to cubic yards.
Step 1 — Slab area. The house footprint is 40 ft × 60 ft = 2,400 SF. The garage is included in that footprint. No deductions for interior walls at this stage; concrete is continuous under them.
Step 2 — Thickness. The structural plan calls for a 4-inch slab, which is 4 ÷ 12 = 0.333 ft.
Step 3 — Volume. 2,400 SF × 0.333 ft = 800 CF.
Step 4 — Waste factor. Typical waste for slab concrete is 5–10%. Use 7%: 800 CF × 1.07 = 856 CF.
Step 5 — Convert to cubic yards. 856 CF ÷ 27 = 31.7 CY. Round to 32 CY.
Step 6 — Footings. Continuous footings are 12 in. wide × 18 in. deep. Perimeter is 200 LF. Volume = 200 LF × 1 ft × 1.5 ft = 300 CF. With 7% waste: 321 CF ÷ 27 = 11.9 CY, round to 12 CY.
Step 7 — Total concrete. 32 CY + 12 CY = 44 CY. At a typical local price per cubic yard (confirm with your supplier), this becomes a direct material cost. Add pumping, finishing, and curing separately.
| Step | Calculation | Result |
|---|---|---|
| 1 | 40 ft × 60 ft | 2,400 SF |
| 2 | 4 in. ÷ 12 | 0.333 ft |
| 3 | 2,400 SF × 0.333 ft | 800 CF |
| 4 | 800 CF × 1.07 | 856 CF |
| 5 | 856 CF ÷ 27 | 31.7 CY |
| 6 | 200 LF × 1 ft × 1.5 ft × 1.07 ÷ 27 | 11.9 CY |
| 7 | 31.7 CY + 11.9 CY | 44 CY |
This slab takeoff feeds directly into your concrete estimating services scope. For a full estimate organized by CSI MasterFormat division, send us your plans.
We break out sitework, concrete, framing, roofing, drywall, and MEP by CSI MasterFormat division. For a single-family home, you get line items such as cubic yards of concrete, board feet of framing lumber, square feet of shingles, and counts of electrical devices. Everything is priced with ZIP-code-adjusted material and labor rates. The deliverable is an Excel workbook and a PDF with marked-up plans, usually within 24–48 hours.
Caliche is a cemented soil layer common in the northern Las Vegas Valley. In your takeoff, we separate ripping, jackhammering, or chemical treatment from ordinary excavation. If the geotech report calls for over-excavation and import fill, we price those as separate line items. Because caliche depth varies, we recommend a site-specific geotechnical report before finalizing quantities. Confirm local grading requirements with the City of North Las Vegas building department.
For asphalt shingles on a typical hip roof, we use 10–15% waste to account for cuts, valleys, and starter courses. Tile roofs often run 10–12% because of breakage. Flat membrane roofs typically use 5–10% depending on flashing complexity. These are typical ranges; your roof geometry and material choice may justify a different factor. We show the waste factor as a separate line so you can adjust it.
Yes. For multifamily, we separate house panels from unit panels, count fixtures by type, and measure ductwork by linear foot and size. We also include attic duct insulation and radiant barriers, which are common in North Las Vegas. Our MEP estimating services use RSMeans data adjusted to local ZIP codes. We organize everything by CSI MasterFormat division so your subcontractors can bid directly from our takeoff.
Hot-weather concreting requires curing compound, and sometimes retarder or ice, to control set time. Those costs belong in the concrete section, not general conditions. We also account for higher evaporation rates by specifying curing methods in the takeoff. For slabs, we use a 5–10% waste factor. If your project is in summer, confirm with your ready-mix supplier whether a hot-weather mix design adds cost.
Most projects are delivered within 24–48 hours. Rush service is available if you have a bid deadline. We send an Excel workbook and a PDF with marked-up plans, organized by CSI MasterFormat division. For large multifamily or commercial projects, we may need a few extra days to coordinate all divisions. You can send plans through our get an estimate page.
Yes. We cover North Las Vegas and the surrounding region, including Las Vegas, Henderson, Reno, Sparks, Summerlin, and Spring Valley. Our pricing uses ZIP-code-adjusted material and labor rates, so estimates reflect local market conditions. If your project is in one of these areas, we can apply the same takeoff process. See our Nevada construction estimating page for statewide coverage.
We list fire-rated walls and ceilings separately, with the required board thickness and type. For garages and unit separations, we count the square footage of 5/8-inch Type X drywall and any additional layers. We also include firestopping at penetrations as a separate line item. Because assemblies must match the approved plans, we recommend confirming the fire-resistance ratings with the local building department before finalizing your bid.
The permit figures we reference come from the U.S. Census Bureau, Building Permits Survey. The survey counts new privately-owned residential units only. For 2025, the survey reports 2,507 units in North Las Vegas, up 21% from 2,078 in 2024. That includes 1,444 single-family and 1,063 multifamily units. The data helps you gauge market activity, but it does not include commercial or industrial permits.
Yes. We handle commercial estimating services for retail, office, warehouse, and hospitality projects. Takeoffs include structural, architectural, MEP, and sitework divisions. For commercial work, we pay close attention to code-driven items such as fire sprinklers, ADA compliance, and energy code envelope requirements. We use RSMeans data adjusted to North Las Vegas ZIP codes. Send your plans and specs through our get an estimate page for a quote.
Email your plans and specs, and we will return a CSI-organized takeoff with ZIP-code-adjusted pricing in 24–48 hours.