Openings estimating is the door-by-door takeoff of Division 08: metal and wood doors, hollow metal door frames, finish hardware sets, storefront, glazing and the related accessories that hang off those openings. You need it when you are bidding a Division 08 package, buying out a door and hardware subcontract, or checking a submittal schedule against the architect's door schedule. The work is not a lump-sum allowance for "doors and hardware" — it is a count of every opening with its frame type, door type, handing, fire-rated door label and hardware set carried as separate lines.
- Deliverable
- Excel estimate + marked-up PDF plans
- Organized by
- CSI MasterFormat section
- Turnaround
- 24–48 hours for most projects
- Pricing
- ZIP-code-adjusted material and labor pricing
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
We take off from the same documents the subcontractor prices from: the door schedule, hardware schedule, floor plans, reflected ceiling plans, wall sections and the Division 08 specification sections. Each opening is tagged to the sheet and detail where it appears, so you can trace any line back to the drawing. Frames are separated by anchor condition — masonry strap, welded Z, snap-in or cast-in — because the anchor is often specified under a different section than the frame and gets missed. Hardware is grouped by set, not by piece, so keying, cylinder types and electrified rough-in stay attached to the opening they serve.
Our deliverables are organized by CSI MasterFormat division and come back in Excel and PDF with marked-up plan sets. Pricing uses RSMeans data adjusted by ZIP code for material and labor, so a hollow metal frame in a high-cost metro does not carry the same number as one in a rural county. Typical turnaround is 24–48 hours, with rush available. If your scope crosses into adjacent trades, we can coordinate the takeoff with Glass & Glazing Estimating for curtain wall and storefront, Wood, Plastics & Composites Estimating for architectural wood door leaves, and Interior & Exterior Finishes Estimating for door painting and wall finishes at openings.
If you are comparing bidders, an outsourced openings estimating company gives you a second set of quantities to check the low number against. We also take off the adjacent scopes that touch the opening: Fire Protection & Sprinkler Estimating where a rated wall carries a sprinkler head, and Fire Alarm & Low Voltage Estimating where door holders, releases and access control devices are wired to the opening. Send the bid package and we will return a line-item openings estimate for contractors, ready to drop into your bid form.
What our openings quantity takeoff covers
We measure Division 08 from the door schedule and hardware schedule, then reconcile every opening against the floor plans and wall types. Frames, leaves, hardware, glazing and accessories are each carried as separate lines so you can see where the money sits. Related items that belong to other divisions are listed as exclusions with a note on where they should be picked up.
Hollow Metal Frames
Knock-down and welded frames measured by opening, with jamb depth, throat size and anchor condition (masonry strap, welded Z, snap-in).
EAWood Doors
Flush, stile-and-rail, veneer, plastic laminate and FRP door leaves priced by size, face and core, including factory machining.
EAFinish Hardware Sets
Hinges, locksets, closers, exit devices, stops and silencers grouped by set, with keying and cylinder types attached to each opening.
SETElectrified Hardware
Power transfer hinges, raceways, conduit stubs and electric strikes measured as rough-in per opening for access control integration.
EAFire-Rated Openings
20/45/60/90 minute labels, gasketing, self-closers and fire-rated glazing counted and priced with label requirements.
EAStorefront & Entrances
Aluminum storefront, entrance doors, head, sill, jamb, mullion and corner conditions measured by LF and EA.
LF · EAGlazing Infill
Vision lites, sidelites, tempered, laminated and fire-rated glazing priced by SF, including edge clearance and setting blocks.
SFAccessories & Finishes
Access doors, roof hatches, louvers, thresholds, weatherstripping, sweeps, astragals, and door finish quantities by SF of door face.
EA · SFWhat every openings estimating takeoff includes
- Hollow metal frames — knock-down and welded, with jamb depth and throat size
- Wood doors — flush, stile-and-rail, veneer, plastic laminate and FRP faces
- Finish hardware sets — hinges, locksets, closers, exit devices, stops and silencers
- Electrified hardware rough-in — power transfer hinges, raceways and conduit stubs
- Door handing and swing — LH, RH, LHR, RHR, pairs and Dutch doors
- Fire-rated openings — 20/45/60/90 minute labels, gasketing and self-closers
- Aluminum storefront and entrance doors — head, sill, jamb, mullion and corner
- Glazing infill — vision lites, sidelites, tempered, laminated and fire-rated glazing
- Access doors and roof hatches — size, rating and mounting condition
- Louvers and vents — fixed and operable, with screens and sill flashing
- Thresholds, weatherstripping, sweeps and astragals at exterior openings
- Door finish quantities — paint, stain or plastic laminate face by SF of door face
How our door and window estimator takes off a package
- Read the door scheduleWe start with the door and hardware schedule, not the plans. Every opening gets a tag, and we record the door type, frame type, handing, fire rating, hardware set and finish exactly as scheduled. Openings that appear on the plans but not the schedule are flagged for an RFI before pricing.
- Trace wall types and anchorsEach frame is matched to its wall assembly — CMU, metal stud, gypsum board or concrete — because the anchor condition changes the frame price. Masonry straps, welded Z's, snap-in anchors and cast-in anchors are separated by condition. We check the wall sections and details for jamb depth and throat size.
- Count leaves and hardwareLeaves are counted by type: hollow metal, wood veneer, plastic laminate, FRP. Hardware is grouped by set, then exploded into hinges by quantity and weight, locksets, closers, exit devices, stops and silencers. Electrified items are listed separately so the Division 26 conduit scope is visible.
- Measure storefront and glazingStorefront is measured as a linear perimeter for head, sill, jamb and mullion extrusions, then converted to SF of glazed area. Glazing infill is separated by type — tempered, laminated, fire-rated — because the per-SF price differs and the fire-rated glazing often hides in a rated wall not shown on the schedule.
- Price with ZIP-adjusted dataMaterial and labor are priced from RSMeans data adjusted by ZIP code. We keep frame, leaf, hardware and glazing as separate cost buckets so you can see which portion of the package is driving the number. Waste is applied as a separate line, not buried in the unit price.
- Mark up and deliverEvery opening is marked on the plan set with its tag and schedule reference. The Excel workbook is organized by CSI section with a summary tab by opening type. The PDF includes the marked-up plans so your estimator can spot-check any line against the drawing.
What we need from you
- Door scheduleThe schedule is the primary takeoff source. Without it we work from plans and tag openings ourselves, which adds time and RFI risk.
- Hardware scheduleHardware sets, keying schedule and cylinder types drive the hardware cost. If it is missing, we price from a typical set and note the assumption.
- Floor plansPlans confirm opening counts, handing and wall types. We reconcile plan openings against the schedule and flag discrepancies.
- Wall sections and detailsJamb depth, throat size and anchor condition come from the wall details. These change the frame price more than the door size does.
- SpecificationsDivision 08 sections tell us what is specified versus what is shown. We also check Division 04, 07, 09 and 26 for scope that belongs at the opening.
- Finish scheduleDoor finish — paint, stain, laminate — is measured as SF of door face. The finish schedule tells us which doors get which finish.
Sample takeoff format
The sample below shows how a Division 08 takeoff is organized. Each line carries a CSI section, a measured quantity and a sheet reference so you can trace it back to the drawing.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 08 11 00 | Hollow metal frame 3'-0" × 7'-0", 5-3/4" jamb, masonry strap anchors | 128 | EA | A-201 |
| 08 14 00 | Flush wood door 3'-0" × 7'-0", 1-3/4" thick, paint grade | 96 | EA | A-201 |
| 08 71 00 | Hardware set Group 1 — 3 hinges, lockset, closer, stop | 96 | SET | A-601 |
| 08 43 00 | Aluminum storefront, 2" × 4-1/2" system, 10'-0" high | 420 | SF | A-301 |
| 08 81 13 | Glazing — 1/4" tempered, vision lite and sidelite | 1,260 | SF | A-301 |
| 08 33 00 | Coiling counter door, 8'-0" × 8'-0", chain hoist | 4 | EA | A-201 |
| 08 34 53 | Detention door and frame, 3'-0" × 7'-0", security glazing | 6 | EA | A-401 |
| 08 90 00 | Louver, fixed, 4'-0" × 4'-0", aluminum, bird screen | 12 | EA | A-201 |
| 08 71 00 | Electrified hardware set Group 2 — card reader, power transfer hinge, request-to-exit | 24 | SET | A-601 |
| 08 11 00 | Hollow metal frame 3'-0" × 7'-0", 5-3/4" jamb, welded Z anchors for metal stud | 64 | EA | A-202 |
| 08 14 00 | Flush wood door 3'-0" × 7'-0", 1-3/4" thick, plastic laminate face | 32 | EA | A-202 |
| 08 71 00 | Hardware set Group 3 — 3 hinges, deadbolt, closer, door stop | 48 | SET | A-602 |
Units of measure we take off
Openings mix counted items with measured areas and lengths. The unit tells you whether the line is a schedule count, a wall opening area or a perimeter condition.
| Item | Unit | How it's measured |
|---|---|---|
| Doors, frames, hardware sets, access panels, louvers | EA | Counted one per opening from the door schedule; pairs counted as two leaves. |
| Glazing, storefront, curtain wall | SF | Width times height of the glazed area, measured inside the frame opening. |
| Storefront perimeter, head/sill/jamb extrusions | LF | Linear run of each extrusion along the opening, including corners and expansion joints. |
| Hardware sets grouped by function | SET | One set per opening, grouped by function (Group 1, Group 2) per the hardware schedule. |
| Double-door leaves | PAIR | One pair equals two leaves and one frame with a pair of hinges per leaf. |
| Door face for paint, stain or laminate | SF | Door width times height times two faces, plus edge banding if specified. |
| Thresholds, weatherstripping, sweeps and astragals | LF | Linear length of each component along the opening perimeter, measured per door leaf. |
| Door closers, exit devices, locksets, hinges | EA | Counted by piece from the hardware schedule; hinges counted by quantity per leaf. |
Worked example: takeoff of a single door opening
This walkthrough uses an illustrative opening to show the sequence and math behind one line in the takeoff. Dimensions and quantities are illustrative and do not come from a specific project.
Opening: 3'-0" × 7'-0" single door in a 1-hour rated masonry wall, with a hollow metal frame, flush wood door, and Group 1 hardware set.
- Count the opening. From the door schedule, tag 101A: 1 EA door, 1 EA frame, 1 SET hardware. No calculation yet — just the count. Record the schedule page and detail reference for traceability.
- Measure the frame. Jamb depth from wall detail: 5-3/4" (CMU + furring). Frame throat: 5-1/4". Anchors: masonry strap, 3 per jamb, 2 at head = 3 + 3 + 2 = 8 straps. Frame is 1 EA. Note: if the wall were drywall, anchors would be different and priced under Division 09.
- Measure the door leaf. Nominal size 3'-0" × 7'-0" = 21 SF per face. Two faces = 42 SF for finish. Door is 1 EA. Edge banding: perimeter = 2 × (3 + 7) = 20 LF. If the door has a vision lite, subtract its area from the finish SF and add glazing.
- Hardware set. Group 1: 3 hinges (4-1/2" × 4-1/2", standard weight), 1 lockset, 1 closer, 1 stop, 1 silencer set. Counted as 1 SET, but components are listed separately for pricing. Verify hinge quantity and type from the hardware schedule.
- Fire rating. Opening is in a 1-hour wall, so door label = 20 min (per NFPA 80, a 20-min door is allowed in a 1-hour wall). Add smoke gasketing: 20 LF perimeter (head + jambs). Add closer and positive latch — already in Group 1. Confirm with local code if the wall is also a smoke barrier.
- Glazing. No vision lite scheduled. If added, measure glazed area: e.g., 10" × 30" = 300 sq in ÷ 144 = 2.08 SF. Round to 2.1 SF. For fire-rated glazing, note the rating and type (e.g., 20-min).
- Waste. Apply waste as a separate line: frames 2%, doors 3%, hardware 1% (fasteners, extra screws), glazing 5% (breakage). These are typical allowances; adjust based on project conditions.
- Convert to pricing units. Frame: 1 EA. Door: 1 EA. Hardware: 1 SET. Finish: 42 SF. Gasketing: 20 LF. Keep units consistent with RSMeans data.
- Price with ZIP-adjusted data. Material and labor from RSMeans, adjusted for the project ZIP code. Keep each component as a separate cost bucket. This allows you to see the cost impact of each component.
- Mark up. Tag the opening on the plan with 101A and cross-reference to schedule sheets. Include the hardware set number and any notes.
Result for this opening: 1 EA frame, 1 EA door, 1 SET hardware, 42 SF finish, 20 LF gasketing, 8 masonry straps. Repeat for every opening in the schedule. The totals roll up by CSI section. For a project with 150 openings, this process is repeated 150 times, with each opening verified against the schedule and plans.
What drives door and window cost estimating
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Fire rating and labels
A 90-minute door assembly costs more than a 20-minute assembly because of the label, the closer, the positive latch and the gasketing. Rated openings also require smoke seals and silencers. We check every opening against the wall rating, not just the schedule rating.
A frame with welded Z anchors for a metal stud wall prices differently than the same frame with masonry straps for a CMU wall. The anchor is often specified in a different section than the frame, so it is missed at bid time. We separate anchors by condition and price each.
A 90-minute door assembly costs more than a 20-minute assembly because of the label, the closer, the positive latch and the gasketing. Rated openings also require smoke seals and silencers. We check every opening against the wall rating, not just the schedule rating.
A Group 1 set with three hinges and a lockset is a fraction of the cost of an electrified set with a card reader, power transfer hinge and request-to-exit. We group by set and explode the components so the electrified rough-in is visible to the electrical estimator.
Tempered, laminated and fire-rated glazing carry different per-SF prices. Fire-rated glazing is the most common miss because it appears in a rated wall that the door schedule marks as non-rated. We measure glazing by type and cross-check the wall rating.
Storefront is priced by SF of glazed area plus LF of head, sill, jamb and mullion. Entrance doors are priced per leaf with hardware. Automatic operators add actuators, safety sensors and a 120V power drop that is often left to Division 26.
Factory-finished doors cost more than field-painted doors but reduce field labor. Lead times for wood veneer and special function doors can exceed standard hollow metal by weeks. We note long-lead items so you can plan the buyout.
Card readers, electric strikes, request-to-exit devices and door position switches add material and coordination. The head-end and low-voltage wiring are Division 28, but the door hardware must be compatible. We list these items and note the interface so the security contractor and door subcontractor do not both assume the other has it.
Acoustic-rated door assemblies require gasketing, seals and sometimes double-leaf construction. Exterior doors need thresholds, weatherstripping and sweeps. These components are often omitted from the hardware schedule. We measure them by opening and include them under Division 08.
Common scope gaps we catch
Openings packages leak money at the edges between divisions. These are the gaps we see most often and how we close them.
- Frame anchors specified under a different section than the frame. We read the wall details and the Division 08 spec together, then list anchors as a separate line so they are not assumed furnished with the frame.
- Fire-rated glazing in a rated wall where the door schedule marks the opening 'N'. We cross-check every opening against the wall rating on the plans and flag the ones that need fire-rated glazing or a rated door.
- Electrified hardware rough-in — power supplies, request-to-exit, mag locks, raceway and conduit. We list these as Division 08 material but note the Division 26 conduit and wiring so the electrical bid carries it.
- Automatic operators with actuators, safety sensors and header reinforcement. We call out the 120V power drop and the header condition so the door subcontractor and the electrician do not both assume the other has it.
- Door closers on exterior doors with barrier-free requirements. Spring hinges or low-energy operators may be required instead of a standard closer. We check the accessibility details and note the substitution.
- Kick plates, mop plates, armor plates and edge guards shown in the hardware sets but not on the door schedule. We reconcile the two schedules and add the plates to the door line so they are not lost.
- Silencers, gasketing and smoke seals at rated openings. These are often listed in the hardware schedule as 'special' items and dropped at buyout. We carry them as separate lines by opening.
- Blocking and backing in the wall assembly for closers, stops and grab bars at accessible toilets. This is Division 06 or 09 work, but it is triggered by the hardware. We flag it so the framing package includes it.
- Thresholds, weatherstripping, sweeps and astragals at exterior and vestibule openings. These are frequently omitted from the hardware sets. We measure them by opening and list them under Division 08.
- Finish hardware schedule coordination — Group 1 versus Group 2 sets, keying schedule and cylinder types. We map every opening to its set and flag openings that appear on the plan but not in the schedule.
- Storefront backer plates, shim space and sealant by Division 07 versus Division 08. We note the split so the sealant contractor and the glazier do not both exclude it.
- Roof hatch and access panel curb, flashing and safety railing by other trades. We list the hatch under Division 08 and note the curb and flashing as Division 07 so the roof package carries them.
Door and frame materials compared
The material you choose for the leaf and frame drives fire rating, hardware prep, finish, and lead time. The table below compares common options.
| Material | Typical use | Fire rating range | Hardware prep | Lead time |
|---|---|---|---|---|
| Hollow metal | Exterior, utility, and rated interior openings | 20–90 min | Standard mortise or cylindrical prep | Standard |
| Wood veneer | Architectural interiors, offices, high-end residential | 20 min with fire retardant treatment | Standard prep, may require blocking | 4–8 weeks |
| Plastic laminate | Healthcare, schools, high-traffic interiors | 20 min with fire-rated core | Standard prep | 3–6 weeks |
| FRP | Restrooms, locker rooms, wet environments | 20 min with fire-rated core | Standard prep | 2–4 weeks |
| Aluminum storefront | Exterior entrances, vestibules, interior glazed walls | Not rated as a door; glazing may be rated | Narrow or medium stile prep | 4–6 weeks |
| Stainless steel | Kitchens, laboratories, detention | 20–90 min | Security or standard prep | 6–10 weeks |
Codes and standards that affect openings takeoffs
Model codes
Openings are governed by the International Building Code (IBC) and International Residential Code (IRC) for fire ratings, egress, and accessibility. The IBC sets fire door ratings by wall assembly (e.g., 1-hour wall requires 20-minute door), and the IRC covers residential egress and smoke alarms. The International Energy Conservation Code (IECC) affects exterior door U-factors and air leakage, which can require specific thresholds and weatherstripping. The NEC covers power to electrified hardware and automatic operators. NFPA 80 and NFPA 101 set installation and egress requirements. Always confirm the adopted code edition with the local building department.
Industry standards
ASTM standards for doors and frames include ASTM E2074 for fire door assemblies and ASTM E283 for air leakage. Hardware standards come from BHMA (Builders Hardware Manufacturers Association) and ANSI, such as ANSI/BHMA A156.13 for mortise locks. The Door and Hardware Institute (DHI) publishes the hardware schedule format and keying guidelines. Glazing standards include ASTM C1036 for flat glass and ASTM C1048 for tempered and laminated glass. These standards define product performance and test methods that affect which products can be specified.
Specification sections
Division 08 sections that change cost include 08 11 00 (metal doors and frames) for frame anchors and jamb depths; 08 14 00 (wood doors) for face veneer and fire ratings; 08 71 00 (door hardware) for set groupings and keying; 08 81 00 (glazing) for glass type and thickness; and 08 43 00 (storefronts) for extrusion systems. Also read Division 04 20 00 for masonry openings, Division 09 21 16 for gypsum board assemblies, and Division 26 for electrical rough-in to electrified hardware.
Local amendments
Adopted code editions vary by state and jurisdiction. Some states adopt the IBC with amendments that change fire door ratings for specific occupancies or require additional egress hardware. Local amendments may also affect accessibility requirements for door hardware, such as maximum opening force. Always confirm the adopted code edition and any local amendments with the local building department before finalizing the takeoff.
Who uses our openings estimate for contractors
General contractors
You need a Division 08 number to complete a bid without carrying a door and hardware allowance. Our takeoff gives you a line-by-line package you can compare against subcontractor quotes and see where the spread is.
Door and hardware subcontractors
You bid from the same schedule we take off. Our marked-up plans and set-by-set hardware breakdown let you check your own count and catch openings you may have missed before you submit.
Developers and owners
You are budgeting before drawings are complete. Our takeoff from a preliminary schedule gives you a realistic Division 08 number and flags long-lead items so you can plan the buyout.
Architects
You want a cost check on your door and hardware schedule before it goes out for bid. We reconcile the schedule against the plans and report discrepancies for you to resolve with an addendum.
Estimators
You are building the bid and need a second set of eyes on the openings scope. Our Excel workbook is organized by CSI section with a summary tab, so you can drop it into your estimate and adjust unit prices.