Sitework takeoff
Clearing, cut and fill, and utility runs for tight suburban lots off Wilmington Pike and Dorothy Lane.
CY · LF · SYKettering, OH
Construction estimating services in Kettering, OH
Kettering issued 10 new privately-owned residential units in 2025, up from 3 in 2024, with 70% of them multifamily. We build line-item estimates from your plan set for that mix of work and the trade scopes around it.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Kettering ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Kettering · 2025Real permit data
Kettering new housing permits2025
New housing units10Change vs. 2024+233%Permitted construction value$3MAverage value per unit$279,900Rank among covered Ohio cities#19
Single-family: 3 (30%)Multifamily: 7 (70%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Kettering, OH different?
Kettering's 2025 permit mix — 7 multifamily units against 3 single-family, at an average permitted value of $279,900 per unit — drives the estimate. Add Montgomery County soil and frost depth, older housing stock near the Wilmington Pike and Dorothy Lane corridors, and a short Midwest build season, and you get a market where footing, framing and MEP quantities move faster than unit prices.
- Kettering permitted 10 new housing units in 2025, #19 among the Ohio cities we cover.
- About 70% were in multifamily buildings; 30% were single-family.
- Permit volume was up 233% compared with 2024.
Kettering sits in Montgomery County, south of Dayton, and its 2025 residential permit activity was small but heavily weighted to multifamily: 10 new privately-owned units total, 7 of them multifamily, at an average permitted value of $279,900 per unit. That profile matters to an estimator because multifamily work concentrates cost in repetitive framing, shared MEP rough-in and sitework rather than in one-off custom details. If you are bidding that work, the quantity takeoff has to be organized so the same wall type, floor assembly and plumbing stack can be priced once and extended across the building. See how we handle that statewide on our Ohio construction estimating page.
We price Kettering projects from your drawings and specifications, not from a square-foot guess. Deliverables come in Excel and PDF, organized by CSI MasterFormat division, with the marked-up plan set returned so you can see exactly where each quantity came from. Material and labor pricing is adjusted by ZIP code, so a concrete or framing line in Kettering carries local material cost and local crew rates rather than a national average. Most estimates turn around in 24–48 hours, with rush available. To start, send plans through our get an estimate page.
- Coverage
- Kettering and nearby Ohio communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Kettering ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You need quantities fast enough to price a bid before the deadline. We return division-organized takeoffs with marked-up plans so you can check wall, slab and pipe runs against the drawings before you set your number.
02
For builders. You are buying out trades and tracking change orders. We break framing, concrete and MEP scopes into line items with units you can hand to a subcontractor for a firm quote instead of a lump sum.
03
For owners. You are comparing bids or checking a budget. We show the quantity basis behind each cost so you can see which scope is driving the total before you commit to a contract.
Kettering by the numbers
Kettering's residential construction pipeline
Select a bar to compare Kettering with the largest Ohio markets we cover.
10New housing units, 2025
0.1%Of all units in the Ohio cities we cover
$3MPermitted residential value
70%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Kettering
10 new housing units in 2025 (+233.3% vs 2024).
3 single-family · 7 multifamily (70%).
A small permit year with a multifamily tilt
Kettering issued 10 new privately-owned residential units in 2025, up from 3 in 2024 — a 233% change on a very small base, and 19th of 20 covered state cities by unit count. The mix is the real signal: 7 multifamily units, 70% of the total, against 3 single-family. Statewide, the same survey counted 11,913 units, so Kettering is about 0.1% of that total. For a bidder, that means fewer but larger residential packages, and estimates that lean on repeated floor assemblies, corridor MEP and parking or sitework rather than on custom single-family detail. If your backlog also runs through other Ohio cities, our Lorain construction estimating and Hamilton construction estimating pages cover the same approach.
What the $279,900 average unit value tells you
The 2025 permitted value in Kettering was $3M across 10 units, an average of $279,900 per unit. That figure is a permit valuation, not a contract price, but it is still useful as a sanity check when you are reviewing a budget: if your multifamily hard-cost estimate lands far below it on a per-unit basis, either your scope is genuinely narrower or you have missed a division. Check the obvious ones first — sitework, foundations, framing and MEP. Our multi-family estimating services page shows how we structure those divisions so the per-unit math is visible. For single-family and small commercial work in the same market, the residential estimating services page covers the line items we carry.
Services
Construction estimating services in Kettering
These are the scopes we price most often for Kettering and the surrounding Montgomery County market.
Concrete and foundations
Footings, slab-on-grade and foundation walls priced to local frost depth and Montgomery County soil conditions.
CY · SF · LFFraming takeoff
Floor joists, wall studs, headers and roof trusses counted by member and extended across repeated multifamily units.
LF · EA · BFRoofing takeoff
Shingle, underlayment, flashing and ventilation quantities for steep-slope residential and low-slope common areas.
SQ · LF · EAMEP estimating
Plumbing stacks, HVAC distribution and electrical rough-in priced by fixture, run and device count.
EA · LF · TONDivisions 1–49
Full building estimates organized by CSI MasterFormat division for commercial and institutional work.
LS · SFMultifamily packages
Unit-by-unit quantity models for apartment and townhome buildings where repetition drives the cost.
EA · SFIndustrial scopes
Process areas, equipment pads and utility connections for light industrial and warehouse work.
CY · LF · TONWho we provide estimates for
Who we help in Kettering
General contractors
You bid multifamily and commercial work in Montgomery County. We return division-organized quantities with marked-up plans so you can verify wall, slab and pipe runs before you set your number.
Multifamily developers
Your Kettering projects repeat unit plans. We price the typical floor once and extend it, showing shared MEP stacks and corridor runs so you can compare building configurations.
Subcontractors
You bid framing, concrete or MEP scopes to GCs. We give you line items with units you can hand to your crew for a firm quote instead of a lump sum.
Architects
You need a quantity check before issuing a set. We mark up your drawings with takeoff dimensions so you can confirm areas and volumes against your model.
Owners and facility managers
You are budgeting a renovation or addition in Kettering. We show the quantity basis behind each cost so you can see which scope drives the total before you commit.
Insurance and restoration contractors
You handle storm or water damage claims. We quantify affected assemblies and finishes by room so you can support a scope of loss with measured quantities.
Where we provide estimates
Kettering areas and nearby communities we cover
We estimate projects throughout Kettering and the surrounding Montgomery County communities. If your project is in one of these areas, send the plans and we will price it with ZIP-code-adjusted material and labor.
Central and north Kettering
- Downtown Kettering
- Southdale
- Hills and Dales
- Van Buren
- Forrer
South and west Kettering
- Indian Riffle
- Patterson Park
- Governor's Place
- Moraine
- West Carrollton
Nearby cities we cover
- Dayton
- Oakwood
- Centerville
- Bellbrook
- Springboro
Property types
Types of Kettering properties we estimate
Kettering's 2025 permit mix was 10 new privately-owned residential units, 7 of them multifamily, at an average permitted value of $279,900 per unit. That mix points to attached housing and small commercial work, but we also price the renovation and sitework that comes with it.
Multifamily buildings
Garden-style and low-rise apartments are the dominant new construction type here. We take off repetitive framing, floor assemblies and shared plumbing walls so you can price per unit and per building.
Watch for: Shared MEP stacks, corridor widths, fire-rated assemblies.
Single-family homes
Custom and infill homes on remaining lots. We quantify foundation, framing, roofing and finishes from the plan set, with waste factors applied to lumber and sheet goods.
Watch for: Wall heights, roof pitches, window schedules.
Commercial fit-outs
Retail, office and medical suites along the major corridors. We break out demising walls, ceilings, HVAC distribution and electrical devices by room so you can price tenant improvements.
Watch for: Existing conditions, sprinkler modifications, ADA upgrades.
Industrial and warehouse
Small distribution and light manufacturing buildings. We take off slab-on-grade, tilt or metal panel walls, and site utilities, with quantities organized by CSI division for bid comparison.
Watch for: Slab thickness, dock equipment, power service size.
Renovation and addition
Older Kettering housing stock often needs updates. We measure selective demolition, new partitions and MEP rough-in so you can separate repair from replacement costs.
Watch for: Hidden conditions, asbestos and lead abatement.
Site and utility work
Parking, grading and underground utilities for any of the above. We calculate cut and fill, pipe runs and pavement areas from the civil sheets, with quantities tied to the site plan.
Watch for: Rock excavation, utility conflicts, erosion control.
Local factors
What changes a construction estimate in Kettering
Kettering sits in Montgomery County, where the mix of older housing stock and new multifamily work creates specific estimating conditions. These are the drivers we adjust for when pricing your project.
Code and permitting
Kettering enforces the Ohio Building Code, which adopts the IBC with state amendments. Residential work falls under the Ohio Residential Code. Permit fees and review times vary by project type, and you should confirm the adopted code edition and local amendments with the Kettering building department before you finalize your estimate. We organize takeoffs so you can map quantities to the inspection sequence.
Ohio Building Code · IBC · Kettering building departmentSoils and foundations
Much of Montgomery County is underlain by glacial till and residual soils with varying clay content. Clay soils shrink and swell with moisture changes, which can drive deeper footings, reinforced slabs or underdrain. We take off foundation walls, footings and slab thickness from the geotechnical report when available, and we flag quantities that may change if the soils report calls for modification.
Glacial till · clay soils · geotechnical reportClimate and hazards
Kettering sees cold winters, freeze-thaw cycles and occasional severe thunderstorms. Roof snow loads, frost depths and wind uplift affect structural quantities. We apply local design criteria to roof framing, insulation and exterior envelope takeoffs. If your project includes a storm shelter or generator, we quantify those separately so you can see their cost impact.
Frost depth · snow load · wind upliftLabor and crew rates
Labor pricing in the Dayton area reflects a mix of union and open-shop crews. We use ZIP-code-adjusted labor rates from RSMeans data, so your estimate carries local crew costs rather than a national average. Trade availability can affect productivity on small or fast-track jobs; we note where crew size assumptions may need adjustment.
RSMeans data · union and open-shop · productivitySite and drainage
Kettering's rolling topography and established neighborhoods mean sitework often includes retaining walls, stepped footings and storm drainage. We calculate cut and fill, pipe lengths and pavement areas from the civil plans. Erosion control and sediment basin quantities are taken off separately, since they are often a permit condition and can vary with the approved plan.
Retaining walls · storm drainage · erosion controlMaterials and logistics
Material pricing in Kettering follows the Dayton market, with most suppliers within a short drive. We adjust material costs by ZIP code and account for standard delivery. For specialty items like custom windows or structural steel, we note lead times that may affect your schedule and carry an allowance where pricing is not firm at bid time.
ZIP-code-adjusted pricing · delivery · lead timesKettering estimating guide
How Kettering conditions show up in a takeoff, trade by trade
Kettering sits on glaciated clay soils in Montgomery County, and the city's permit mix is small but multifamily-heavy, so a takeoff here has to carry both residential and light commercial assumptions in the same bid set.
Earthwork and sitework
Kettering's till soils hold moisture and drain slowly, so a sitework takeoff needs separate pay items for topsoil strip, unsuitable subgrade removal and undercut backfill rather than a single "excavation" line. On the city's smaller infill lots, haul-off quantities swing hard because there is nowhere to waste spoil on site. Bid 02 41 00 demolition and 31 23 16 trench excavation by cubic yard with a stated swell factor, and price 31 23 23 backfill separately so you can carry imported granular fill if the geotech report calls for it. For site packages, our sitework estimating services break these out by area and depth so you can see where the risk sits. Confirm the adopted local code edition with the Kettering building department before finalizing any permit-driven scope.
Framing and rough carpentry
Wood-frame construction dominates the residential side of Kettering's permit activity, and framing takeoffs live or die on how you handle waste and openings. Price 06 10 00 rough carpentry by linear feet of plate, stud count at a stated on-center spacing, and board feet of joists and rafters, then deduct rough openings for windows and doors before you add waste. Floor sheathing and roof sheathing go in by sheet count with a typical waste factor, and you should list engineered lumber separately from dimensional lumber because lead times and pricing behave differently. If your plans include a garage or addition, keep the framing takeoff zoned so the crew can phase it. Our framing estimating services follow this same item structure.
Mechanical, electrical and plumbing
On multifamily work, MEP is where a Kettering takeoff most often drifts from the bid, because fixture counts and distribution runs are easy to undercount from a floor plan alone. Price 22 00 00 plumbing by fixture unit and by linear feet of pipe by size, 23 00 00 HVAC by tonnage, register count and linear feet of duct by gauge, and 26 00 00 electrical by device count, home runs and panel schedules. Separating rough-in from trim-out lets you bill the rough phase before drywall. Our MEP estimating services build these quantities from the riser diagrams and panel schedules, not from a square-foot allowance.
Concrete and foundations
Foundations in this part of Montgomery County typically bear on stiff glacial till, but frost depth and footing width still have to be confirmed by the geotech report for each lot. A residential takeoff should separate 03 30 00 cast-in-place concrete for footings, foundation walls and slab-on-grade, because the mix designs and reinforcement differ. Basement walls here are usually formed and poured rather than block, so carry formwork area in square feet of contact surface, not wall area. Add 03 20 00 reinforcing steel by weight with a typical waste factor, and price 31 23 19 dewatering as a separate line if the water table is high. Our foundation estimating services and concrete estimating services both organize these items by pour sequence.
Roofing and envelope
Kettering gets freeze-thaw cycles, summer hail and wind-driven rain, so the roofing takeoff has to carry underlayment, ice-and-water membrane at eaves and valleys, and drip edge as distinct line items rather than lumping them into the shingle square count. Price 07 30 00 steep-slope roofing by square (100 square feet) with a typical waste factor for hips and valleys, and list ridge vent, pipe boots and step flashing by count. For commercial and multifamily roofs, 07 50 00 membrane roofing should be measured by area with perimeter and penetration details called out separately. Our roofing estimating services produce this breakdown with marked-up plan sets so you can check every edge condition.
Scope gaps we see on Kettering bids
- Rock excavation excluded from the earthwork bid, then billed as a change order once the footing trenches hit till or shale.
- Dewatering and sump pits left out of the foundation package on lots with a high seasonal water table.
- Ice-and-water membrane at eaves and valleys omitted from the roofing square count, then added after the first winter.
- Temporary power, final cleaning and dumpster pulls not assigned to any trade, so nobody carries them.
- Firestopping and penetration seals missing from the MEP scope on multifamily buildings with rated assemblies.
- Permit fees, plan review costs and inspections left out because they were not listed as a bid line item.
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 Kettering project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Kettering 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 KetteringMaterial 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: Kettering two-story wood-frame residence
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 31 23 16 | Trench excavation, footings | 180 | CY |
| 03 30 00 | Footing and wall concrete | 64 | CY |
| 03 20 00 | Reinforcing steel, footings and walls | 5,400 | LB |
| 06 10 00 | Wall framing, 2x6 studs at 16 in. o.c. | 3,150 | LF |
| 06 10 00 | Floor and roof sheathing | 118 | SHT |
| 07 30 00 | Steep-slope roofing, architectural shingle | 34 | SQ |
| 22 00 00 | Plumbing rough-in, DWV and supply | 1,240 | LF |
| 26 00 00 | Electrical rough-in, devices and home runs | 96 | EA |
Worked example: footing concrete for a Kettering residence
This example sizes a continuous perimeter footing and a few interior pad footings. All dimensions are illustrative; use the dimensions on your own approved plans and the geotech report.
Assume a rectangular footprint of 40 ft by 28 ft, with a continuous footing 16 in. wide and 8 in. thick, plus four interior pad footings at 24 in. by 24 in. by 12 in. The perimeter is 2 × (40 + 28) = 136 ft. Continuous footing volume is 136 ft × (16/12) ft × (8/12) ft = 136 × 1.333 × 0.667 = 120.9 CF. Pad footings total 4 × (2 × 2 × 1) = 16 CF. Combined volume is 136.9 CF, which converts to 136.9 / 27 = 5.07 CY.
| Step | Calculation | Result |
|---|---|---|
| Perimeter | 2 × (40 + 28) | 136 LF |
| Continuous footing | 136 × 1.333 × 0.667 | 120.9 CF |
| Pad footings | 4 × (2 × 2 × 1) | 16.0 CF |
| Total volume | 120.9 + 16.0 | 136.9 CF |
| Convert to CY | 136.9 ÷ 27 | 5.07 CY |
| With 5% waste | 5.07 × 1.05 | 5.32 CY |
Order 5.5 CY or round to the nearest full truck, depending on your supplier's minimum. Note that this figure covers the footing only; it excludes the foundation walls, slab-on-grade, dowels and any undercut backfill. On Kettering lots with slow-draining till, add a separate line for dewatering if the excavation holds water. Reinforcing steel is a separate takeoff by weight, and formwork is measured by contact area. If you want this level of detail built from your own plan set, our concrete estimating services and residential estimating services both deliver it in Excel and PDF, organized by CSI MasterFormat division, within 24–48 hours for most projects.
FAQ
Kettering construction estimating questions
What does a takeoff for a Kettering multifamily building include that a single-family takeoff does not?
Multifamily work adds rated assemblies, so you get firestopping at penetrations, shaft wall framing, corridor and stair detailing, and separate MEP risers rather than one stacked plan. Unit-by-unit fixture and device counts are tabulated so a missed type shows up immediately. Common areas, elevators and roof screens are carried as their own line items. Our multi-family estimating services structure the takeoff this way, and commercial estimating services covers the mixed-use portions if your building has ground-floor retail.
How do you handle Kettering's clay soils in an earthwork takeoff?
We separate topsoil strip, unsuitable subgrade removal and undercut backfill instead of pricing one excavation line. Clay till drains slowly, so we carry imported granular fill as a distinct item and flag dewatering as a separate scope. Haul-off is priced by cubic yard with a stated swell factor, because there is rarely room to waste spoil on a small Kettering lot. The geotech report governs the final depths, so send it with the plans.
Do you price labor at Kettering rates or national averages?
We use ZIP-code-adjusted material and labor pricing, so the labor rates in your estimate reflect the Kettering area rather than a national average. That matters on trade-heavy scopes like MEP and roofing, where crew rates and productivity vary by market. RSMeans data is the base, adjusted to the project ZIP code, and we list the adjustment so you can see what drove the number. If you have current quotes from local suppliers or subs, send them and we will reconcile.
What formats do I get back?
Every estimate comes in Excel and PDF, organized by CSI MasterFormat division, with the marked-up plan sets included so you can trace each quantity back to the sheet and detail it came from. The Excel file is set up so you can adjust waste factors, add your own markup and re-sort by trade. If your team works in a different structure, tell us at kickoff and we will match it.
How long does a Kettering estimate take?
Most projects turn around in 24–48 hours, and rush service is available when a bid deadline is close. Turnaround depends on the completeness of the plan set: a full architectural, structural and MEP set moves faster than a partial set where we have to ask for missing sheets. Send the plans, specs and any geotech or survey information together, and we will confirm the delivery date when we review the documents.
Can you estimate a partial scope, like only the foundation or only the roof?
Yes. Plenty of Kettering bids are trade-specific, so we will take just the foundation, just the framing, or just the MEP package and build quantities for that scope alone. You get the same CSI-organized output and marked-up sheets, scoped to the divisions you asked for. This is common for subcontractors who already hold the rest of the work and only need a second set of numbers on their own trade.
How do you treat waste factors?
Waste is applied per material, not as one blanket percentage. Dimensional lumber, sheathing, roofing squares and concrete each carry a typical range, and we state the factor used on each line so you can change it. Hips, valleys, openings and complex geometry drive the higher end of the range; straight runs drive the lower end. If your supplier or your crew history says otherwise, we will adjust the factor and the totals follow.
Where does the Kettering permit data on this page come from?
The permit figures come from the U.S. Census Bureau Building Permits Survey for 2025, which counts permits issued by the city itself for new privately-owned residential units only. That means additions, remodels, tenant fit-outs and commercial buildings are not in the count, so the residential numbers understate total construction activity in Kettering. Use them as a signal of residential volume, not as a measure of the whole market.
Do you work on projects outside Kettering?
Yes. We cover Kettering and the surrounding region, including Lorain, Hamilton, Springfield, Elyria, Lakewood and Cuyahoga Falls, and we estimate projects across Ohio. If your project is in another part of the state, our Ohio construction estimating services page explains how we handle the different local code editions and labor markets. The same CSI-organized deliverable applies wherever the work is.
What do you need from me to start?
Send the plan set, specifications, and any geotech, survey or structural reports you have, plus the bid date and the scopes you want priced. If you have a preferred division breakdown or a bid form to match, include it. Missing information slows the estimate more than anything else, so flag anything you know is incomplete and we will tell you what assumptions we had to make.
Other Ohio cities we cover
Popular services in Kettering
Send your Kettering project plans for a quote
Send your plans, specs and bid date, and we will return a CSI-organized takeoff in Excel and PDF, usually within 24–48 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.