Multifamily takeoff
Per-unit and per-floor quantities for mid-rise and podium residential, split between dwelling units and common areas.
EA · SF · CYElizabeth, NJ
Construction estimating services in Elizabeth, NJ
We prepare quantity takeoffs and cost estimates for builders working in Elizabeth, Union County and the surrounding port corridor. Deliverables come in Excel and PDF, organized by CSI MasterFormat division, with marked-up plan sets.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Elizabeth ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Elizabeth · 2025Real permit data
Elizabeth new housing permits2025
New housing units336Change vs. 2024+182%Permitted construction value$76MAverage value per unit$225,100Rank among covered New Jersey cities#3
Single-family: 3 (1%)Multifamily: 333 (99%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Elizabeth, NJ different?
Four things drive cost here: dense infill sites with tight laydown and truck access, multifamily and mid-rise structural systems, warehouse and industrial fit-out along the port corridor, and Union County's older building stock where demolition and underpinning quantities are hard to see until you measure them.
- Elizabeth permitted 336 new housing units in 2025, #3 among the New Jersey cities we cover.
- About 99% were in multifamily buildings; 1% were single-family.
- Permit volume was up 182% compared with 2024.
Elizabeth is a working port city, and its construction market reflects that. Permits for new privately-owned residential units reached 336 in 2025, up from 119 in 2024 — about a 182% increase — with 333 of those units multifamily and only 3 single family. Permitted value ran $76M, an average of $225,100 per unit. That mix tells you most of the volume is mid-rise and podium residential, not custom houses on wide lots. If you are bidding that work, your estimate lives or dies on concrete, framing, MEP rough-in and hoisting quantities, not on finish allowances.
We build estimates from the same plan sets you bid from, using Bluebeam Revu, PlanSwift and RSMeans data with ZIP-code-adjusted material and labor pricing. Most projects turn around in 24–48 hours, with rush available. If your work is in Newark, Jersey City or the wider county, our New Jersey construction estimating group handles the state coverage and we keep the same division structure across every file so you can compare bids line by line.
- Coverage
- Elizabeth and nearby New Jersey communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Elizabeth 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 waste factors you can defend in a bid review. Marked-up plan sets show exactly where each quantity came from, so scope gaps surface before you sign a subcontract.
02
For builders. We estimate from your issued-for-construction set and track revisions, so change-order quantities are already separated from base scope. Framing, concrete and MEP quantities come with the assumptions written down, not buried in a spreadsheet cell.
03
For owners. You get a budget you can compare against contractor bids, organized by CSI MasterFormat division with a clear basis of cost. Unit prices and quantities are traceable, so you can see where a bid is light before you award.
Elizabeth by the numbers
Elizabeth's residential construction pipeline
Select a bar to compare Elizabeth with the largest New Jersey markets we cover.
336New housing units, 2025
5.2%Of all units in the New Jersey cities we cover
$76MPermitted residential value
99%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Elizabeth
336 new housing units in 2025 (+182.4% vs 2024).
3 single-family · 333 multifamily (99%).
Multifamily dominates the Elizabeth pipeline
Of the 336 new privately-owned residential units permitted in Elizabeth in 2025, 333 were multifamily — about 99% of the total. That is a 182% jump over 2024 and puts Elizabeth 3rd of 25 covered state cities by units, at 5.2% of the covered state total of 6,503 units. For a bidder, this means your competition is not other single-family builders; it is mid-rise and podium contractors who price concrete, structural steel, light-gauge framing and MEP rough-in per unit and per floor. Because permitted value averaged $225,100 per unit against $76M total, cost per unit is the number owners will benchmark you on. Build your estimate on a per-unit basis for the residential floors and a per-square-foot basis for the podium, garage and common areas. Our multi-family estimating services cover that split.
Warehouse, port and infill work around Union County
Elizabeth sits inside the port and warehouse belt that runs through Union County, so a large share of non-residential scopes are distribution buildings, truck courts, loading docks and tenant fit-outs rather than office towers. Those projects price differently: slab thickness and reinforcement, dock levelers, bollards, fire protection and site utilities carry more weight than finishes. On the residential side, infill lots mean tight sites, sheeting and shoring, and truck-access constraints that show up as added hours in the estimate. If your project is closer to the port or the industrial corridor, start with industrial estimating services and sitework estimating services; for the residential blocks, residential estimating services is the right structure.
Services
Construction estimating services in Elizabeth
These are the scopes we measure most often for Elizabeth and Union County projects, each delivered by CSI MasterFormat division with quantities you can check.
Concrete and foundations
Footings, pile caps, slab-on-grade, elevated decks and mat foundations, with formwork and reinforcing separated.
CY · SF · TONStructural framing
Steel, light-gauge and wood framing quantities by floor, including joists, headers, sheathing and hardware counts.
LF · SF · EAMEP rough-in
Plumbing, HVAC and electrical rough-in counts by fixture, diffuser, device and run length for residential and fit-out work.
EA · LF · TONSitework and utilities
Excavation, backfill, sheeting, storm and sanitary runs, and truck-court paving for tight infill and warehouse sites.
CY · LF · TONRoofing and envelope
Membrane, insulation, flashing and waterproofing quantities for flat and low-slope roofs common on Elizabeth mid-rise work.
SF · LF · EAWarehouse fit-out
Slab reinforcement, dock equipment, bollards, racking zones and fire protection layout for distribution buildings.
SF · EA · LFBid comparison
Your subcontractor quotes leveled against our takeoff, division by division, so missing scope shows up before award.
DIV · LS · EAWho we provide estimates for
Who hires us for Elizabeth estimates
General contractors bidding mid-rise residential
Podium and five-over-one work in Elizabeth turns on concrete, framing and MEP quantities. We break those out by division so your bid holds up when the owner's estimator checks it line by line.
Multifamily developers
With 333 of 336 permitted units multifamily, developers here need budgets that survive design changes. We track revisions and keep change-order quantities separate from base scope from the first estimate.
Concrete and foundation subcontractors
Elizabeth's infill sites mean tight formwork, mat slabs and deep footings near existing structures. We take off rebar, forms and concrete by pour sequence so your crew and pump schedule line up.
Framing and drywall subcontractors
Wood-frame over podium is the dominant multifamily type here. We quantify studs, sheathing, joists and hangers with waste factors you can defend, not rounded allowances.
MEP subcontractors
Dense residential floors stack plumbing and HVAC runs fast. We take off fixture counts, pipe and duct runs by floor so your rough-in labor matches the plan set, not a guess.
Owners and architects comparing bids
You need a third-party quantity check before you award. We price from the same documents and return a division-by-division budget with traceable unit prices and marked-up plans.
Where we provide estimates
Elizabeth areas and nearby communities we cover
We estimate projects across Elizabeth and the surrounding Union County and North Jersey market. If your site is near the port, the waterfront or the Route 1/9 corridor, the takeoff follows the same division structure.
Central and downtown Elizabeth
- Midtown
- Elizabethport
- Bayway
- Peterstown
North and west Elizabeth
- North Elizabeth
- Elmora
- Keighry Head
- Westminster
Nearby cities we cover
Property types
Types of Elizabeth properties we estimate
The 2025 permit mix — 333 multifamily units against 3 single-family — tells you where the volume is. We estimate these property types from the same plan sets you bid from.
Podium multifamily
Five-over-one and mid-rise buildings over concrete podiums are the core of Elizabeth's residential pipeline. We take off podium concrete, wood framing above, and the MEP risers that serve every floor.
Watch for: Podium slab thickness, shear wall quantities, riser penetrations
Warehouse and industrial
Elizabeth's port and rail access keeps warehouse and light industrial demand steady. We estimate slab-on-grade, tilt-up or masonry walls, racking loads and the MEP needed for dock and office areas.
Watch for: Slab flatness, dock equipment, sprinkler coverage
Mixed-use infill
Ground-floor retail under residential floors is common on the commercial corridors. We separate the two occupancies in the takeoff so fire separation, egress and MEP scope do not get blended.
Watch for: Rated assemblies, separate utilities, storefront glazing
Townhouse and rowhouse
Small infill rowhouse projects fill gaps between larger sites. We quantify party walls, fire separations, individual utility runs and the tight formwork that comes with zero-lot-line construction.
Watch for: Party wall detail, firestopping, separate meters
Adaptive reuse
Older masonry buildings near downtown get converted to residential or office. We take off selective demolition, structural reinforcement, new MEP and the envelope work that older walls always need.
Watch for: Existing structure capacity, hazmat, window replacement
Single-family and small additions
Only a handful of new single-family permits were issued, but renovation and addition work continues. We estimate framing, envelope and MEP for projects that do not fit the multifamily mold.
Watch for: Existing conditions, tie-in details, permit scope
Local factors
What changes a construction estimate in Elizabeth
Elizabeth sits in Union County, where dense infill, port logistics and older infrastructure shape how a project gets built. These are the factors that move quantities and cost on a local estimate.
Code and permitting
New Jersey adopts the IRC and IBC with state amendments, and Elizabeth enforces them through its construction office. Multifamily projects trigger sprinkler, egress and energy requirements that add scope to the estimate. Confirm the adopted edition and local amendments with the Elizabeth building department before you price, because the edition in force changes insulation, glazing and fire-resistance line items.
IBC · IRC · IECC · Elizabeth construction officeSoils and foundations
Much of Elizabeth is built on fill and old industrial ground near the port and waterfront. That means deeper footings, engineered fill, dewatering and sometimes piles where a suburban site would use spread footings. We price foundations from the geotechnical report when you have one, and flag the excavation and backfill quantities that change most when soil conditions are uncertain.
Geotechnical report · Engineered fill · Dewatering · PilesClimate and hazards
Coastal New Jersey gets nor'easters, heavy rain and occasional tidal flooding near the Arthur Kill and Elizabeth River. Roof drainage, waterproofing, wind uplift and flood-resistant materials belong in the estimate, not in a contingency line. We check the flood zone on your plans and price envelope assemblies accordingly.
Wind uplift · Flood zone · Roof drainage · WaterproofingLabor market
Elizabeth draws from the same union and open-shop labor pool as Newark and Jersey City, and prevailing wage rules apply on public work. Wage rates and crew availability shift with the volume of multifamily starts across the region. We use ZIP-code-adjusted RSMeans labor pricing and note where a project's schedule may push into a tighter labor window.
Prevailing wage · Union labor · RSMeans · Crew availabilitySite access and drainage
Infill lots in Elizabeth are tight, and many sit on streets with limited staging. That affects crane picks, concrete pump placement, spoil removal and the cost of hoisting. Stormwater rules for new impervious cover add detention or infiltration scope. We take off sitework and drainage separately so those costs do not hide in the building budget.
Stormwater detention · Crane picks · Spoil removal · SiteworkMaterials and logistics
Elizabeth's port and rail terminals make some materials easy to land, but urban delivery windows and street closures add handling cost. Concrete, steel and imported finishes move through the same corridors as port traffic. We price delivery, unloading and protection in the estimate and note where a supplier's lead time could affect the schedule.
Port of Elizabeth · Delivery windows · Lead times · Material handlingElizabeth estimating guide
How Elizabeth conditions show up in a takeoff, trade by trade
Elizabeth's 2025 permit surge is almost entirely multifamily infill, and that mix changes what a takeoff has to capture: tight sites, deep foundations, and repeated unit types across a mid-rise footprint.
Sitework and excavation
On tight Elizabeth infill lots, you rarely get room to stockpile. A takeoff needs separate line items for export of unsuitable material, import of structural fill, and disposal, because the net cut/fill balance drives the truck count. On former industrial parcels near the port and the Elizabeth River corridor, expect to price removal of old foundations, slabs, and buried tanks as a separate demolition allowance rather than burying it in the general excavation figure. Track dewatering separately if the water table is shallow. Our sitework estimating services break these out by CSI Division 31 so the earthwork bid does not absorb costs that belong to another trade.
Framing and structural steel
Multifamily work in Elizabeth usually means wood-frame over a concrete podium, or cold-formed steel for mid-rise. In a wood-frame takeoff, separate floor joists, rim board, headers, shear panels, and blocking, and apply a waste factor at the end rather than burying it in each line. For CFS, count studs by height and gauge, track track and clip angles, and price the fire-rated assemblies separately. If the building has a steel transfer level, list beams, columns, and connections by weight. Our framing estimating services handle both, and the takeoff stays in CSI Division 05 and 06 so nothing falls between the framing and steel packages.
MEP systems
Multifamily MEP in Elizabeth is where unit-count math matters most. Take off fixtures by unit type and multiply, but price the risers, mains, and equipment rooms separately, because those scale with building height, not with unit count. For HVAC, confirm whether the design uses PTACs, VRF, or a central plant, since ductwork and piping quantities change completely. Electrical takeoff should separate service, distribution, branch wiring, and low-voltage, and count devices per unit rather than per square foot. Our MEP estimating services organize Divisions 21 through 28 this way, which makes the estimate easy to reconcile against each subcontractor's proposal.
Concrete and foundations
Elizabeth's mix of glacial soils and filled ground means foundation scope is often the largest single line in a multifamily estimate. For a mid-rise, price pile caps or mat slabs, grade beams, and elevator pit walls as distinct items, not a single "foundation" lump sum. Watch the reinforcing: bar size, lap lengths, and the number of mats change the tonnage quickly. Include formwork by contact area (SFCA) and account for the cost of pumping on sites where a boom cannot reach. Our concrete estimating services and foundation estimating services both organize quantities this way, so your concrete sub can bid the same scope your estimate assumes.
Roofing and envelope
Roof systems on Elizabeth mid-rises are typically TPO or modified bitumen over tapered insulation, with a lot of penetrations from rooftop mechanical. Count drains, scuppers, curbs, and pipe boots individually, because they drive labor more than the membrane area does. On the walls, price the air barrier, insulation, sheathing, and cladding as separate layers with their own waste factors; a single "envelope" number hides the difference between a fluid-applied and a peel-and-stick system. Flashing at parapets, windows, and roof-to-wall transitions is where bids leak. Our roofing estimating services keep these items visible so the roofing package is comparable across bidders.
Scope gaps we see on Elizabeth bids
- Rock excavation and unsuitable-soil export left out or carried as a lump-sum allowance with no unit rate, so the number cannot be adjusted when the geotech report arrives.
- Dewatering and temporary shoring omitted on sites with shallow groundwater or adjacent structures, then added as a change order after the excavation is open.
- Fire-rated assemblies not identified in the framing takeoff, so the drywall and firestopping packages price a different wall type than the drawings require.
- Rooftop mechanical curbs, roof drains, and penetration flashing excluded from the roofing scope and assumed to be in the mechanical contract.
- Riser diagrams and equipment-room layouts not quantified in the MEP takeoff, leaving the vertical distribution piping and switchgear to be negotiated later.
- Final cleaning, temporary facilities, and permit-related inspections missing from the general conditions, which shifts soft costs onto the owner.
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 Elizabeth project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Elizabeth 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 ElizabethMaterial 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: mid-rise multifamily building in Elizabeth, NJ
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 31 23 16 | Excavation, bulk, on-site | 3,850 | CY |
| 31 23 23 | Fill, structural, imported | 1,240 | CY |
| 03 30 00 | Pile caps, cast-in-place | 42 | EA |
| 03 30 00 | Mat slab, 24 in. thick | 2,600 | SF |
| 05 12 00 | Structural steel, transfer level | 38 | TON |
| 06 10 00 | Wood framing, floor joists | 18,400 | LF |
| 07 54 00 | TPO membrane, 60 mil | 14,200 | SF |
| 22 11 16 | Domestic water risers, Type L copper | 1,150 | LF |
Worked example: concrete mat slab for an Elizabeth multifamily building
This example shows how a mat slab quantity moves from dimensions to a priced line. The dimensions are illustrative; your drawings govern.
Assume a mat 65 ft by 40 ft at 24 in. thick, with a 12 in. thickened edge along two sides. The slab area is 65 × 40 = 2,600 SF. The volume is 2,600 × 2.0 ft = 5,200 CF, or 5,200 ÷ 27 = 192.6 CY. The thickened edge adds 65 × 1.0 × 1.0 = 65 CF and 40 × 1.0 × 1.0 = 40 CF, or 105 CF total, which is 3.9 CY. The net concrete volume before waste is 196.5 CY.
Waste for mat slabs is typically 5 percent, covering over-excavation, uneven subgrade, and pump loss. That adds 9.8 CY, bringing the order quantity to about 206 CY. Reinforcing is taken off separately: assume #6 bars at 12 in. on center each way in the top and bottom mats. For the 2,600 SF area, each direction needs 2,600 ÷ 1.0 = 2,600 LF per mat, times two mats, times two directions, which is 10,400 LF. At 1.502 lb per LF for #6, that is 15,621 lb, or 7.8 tons, before laps and waste. A typical 10 percent allowance for laps and chairs brings it to about 8.6 tons.
| Step | Calculation | Result | Unit |
|---|---|---|---|
| Slab area | 65 × 40 | 2,600 | SF |
| Slab volume | 2,600 × 2.0 ÷ 27 | 192.6 | CY |
| Thickened edge | (65 + 40) × 1.0 ÷ 27 | 3.9 | CY |
| Concrete, net | 192.6 + 3.9 | 196.5 | CY |
| Waste at 5% | 196.5 × 0.05 | 9.8 | CY |
| Concrete, order | 196.5 + 9.8 | 206.3 | CY |
| Rebar length | 2,600 × 2 × 2 | 10,400 | LF |
| Rebar weight | 10,400 × 1.502 ÷ 2,000 | 7.8 | TON |
| Rebar with 10% | 7.8 × 1.10 | 8.6 | TON |
In the estimate, the concrete line is priced by the cubic yard with a ZIP-code-adjusted material rate and a separate placing labor rate, and the rebar is priced by the ton including tying labor. Formwork for the thickened edge is taken off by contact area, not by volume. If your site has a shallow water table, add dewatering as a separate line rather than raising the concrete waste factor.
FAQ
Elizabeth construction estimating questions
How does Elizabeth's multifamily-heavy permit mix affect my estimate?
It pushes the takeoff toward repeated unit types, vertical risers, and podium or mat foundations. You get more value from pricing a typical unit once and multiplying than from measuring every room, but you still need separate quantities for the structure, the roof, and the MEP mains that scale with building height. That split is how our multi-family estimating services organize a mid-rise estimate.
Where does the permit data on this page come from?
The permit figures come from the U.S. Census Bureau's Building Permits Survey, covering permits issued by the city itself for new privately-owned residential units only. In 2025 that was 336 units, up from 119 in 2024, with 333 of them multifamily. The survey does not count commercial, industrial, or renovation permits, so treat it as a housing signal rather than total construction volume.
Do you price Elizabeth projects with local labor and material rates?
Yes. We use ZIP-code-adjusted material and labor pricing with RSMeans data as the base, so the rates reflect the Elizabeth and Union County market rather than a national average. When you send plans, tell us the delivery date and whether the project is union or open shop, because that changes the labor burden on the concrete, framing, and MEP lines.
What do you need from me to start a takeoff?
Send the full plan set, including architectural, structural, civil, and MEP drawings, plus any specifications and the geotechnical report if one exists. A unit matrix or schedule helps on multifamily work. If some sheets are missing, tell us which, because we would rather flag an assumption than price a scope we cannot see.
How fast can I get an estimate for a project in Elizabeth?
Most projects are returned in 24 to 48 hours, and rush turnaround is available when a bid date is close. The schedule depends on the size and completeness of the drawings. A single-family renovation moves faster than a full mid-rise package with MEP risers and a podium. Ask about rush when you send the plans.
What format is the final estimate in?
You get Excel and PDF, organized by CSI MasterFormat division, with marked-up plan sets showing what was measured. That means you can trace any line back to the sheet it came from, adjust quantities, and hand the same file to a subcontractor for comparison. It is a working document, not a summary.
Can you handle both residential and commercial work in Elizabeth?
Yes. Elizabeth has warehouse, industrial, and commercial work alongside the housing pipeline. The takeoff method is the same, but the divisions change: you get more Division 11 equipment, Division 23 process cooling, and Division 26 power distribution on industrial jobs. Our commercial estimating services and industrial estimating services cover those scopes.
Do you cover nearby cities as well?
We do. If your project is in Newark, Jersey City, Paterson, Edison, Trenton, or Woodbridge, the same process applies with the same ZIP-code pricing logic. The state-level overview is on our New Jersey construction estimating page, and each city page carries its own permit context.
How do you handle waste factors in a takeoff?
We apply them at the line level where they belong. Concrete typically gets 5 percent, framing lumber 5 to 10 percent, roofing membrane 10 percent for cuts and laps, and rebar 10 percent for laps and chairs. Those are typical ranges, not rules. The point is to show waste as its own line so you can see it and adjust it.
What if the drawings are incomplete?
We price what is shown and list the assumptions in a separate section, so you know which numbers are firm and which depend on missing information. That is better than guessing silently. If the missing scope is significant, we may recommend waiting for the sheet rather than issuing a number that will change.
Other New Jersey cities we cover
Popular services in Elizabeth
Send your Elizabeth project plans for a quote
Email your drawings and specifications, and we will return a division-organized takeoff in Excel and PDF, usually 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.