Residential takeoffs
Single-family and duplex plans, including the 371 single-family units permitted in Beaverton in 2025, priced by division with waste factors.
SF · EA · LFBeaverton, OR
Construction estimating services in Beaverton, OR
We prepare quantity takeoffs and cost estimates for Beaverton contractors, developers and owners — residential, commercial and industrial scopes priced with ZIP-code-adjusted material and labor rates and delivered in 24–48 hours.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Beaverton ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Beaverton · 2025Real permit data
Beaverton new housing permits2025
New housing units442Change vs. 2024+175%Permitted construction value$134MAverage value per unit$302,600Rank among covered Oregon cities#6
Single-family: 371 (84%)Multifamily: 71 (16%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Beaverton, OR different?
Beaverton pricing is driven by Washington County permit review timelines, wet-season earthwork and dewatering, Portland-metro wage and material rates, steep west-side lots near Cooper Mountain, and a residential market that issued 442 new privately-owned units in 2025 with 371 single-family.
- Beaverton permitted 442 new housing units in 2025, #6 among the Oregon cities we cover.
- About 16% were in multifamily buildings; 84% were single-family.
- Permit volume was up 175% compared with 2024.
Beaverton sits in Washington County, where the 2025 Building Permits Survey shows 442 new privately-owned residential units permitted — up 175% from 161 the year before — with 371 single-family and 71 multifamily units and $134M in permitted value. That mix means most bids you send out here are single-family plans with a steady minority of multifamily and commercial work. We build takeoffs around that reality: full plan review, CSI MasterFormat division breakdown, and line items you can drop into your own bid form.
Our estimates use ZIP-code-adjusted material and labor pricing for the Beaverton area, so concrete, framing lumber, roofing and mechanical line items reflect what suppliers and crews actually charge in the Portland metro rather than a national average. If you are comparing this market against others in the region, our Oregon construction estimating page covers statewide drivers, and the Hillsboro and Gresham pages cover the neighboring bid environments you may be pricing against.
- Coverage
- Beaverton and nearby Oregon communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Beaverton ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You need a defensible number before the bid date. We return CSI-organized quantities and pricing in 24–48 hours so you can mark up, adjust and submit without rebuilding the takeoff yourself.
02
For builders. You are buying out trades and tracking change orders. Division-level quantities let you compare subcontractor quotes line by line and catch scope gaps before you sign.
03
For owners. You want a budget before design is finished. We price what is drawn, flag missing scope, and give you a cost basis for value engineering decisions.
Beaverton by the numbers
Beaverton's residential construction pipeline
Select a bar to compare Beaverton with the largest Oregon markets we cover.
442New housing units, 2025
4.7%Of all units in the Oregon cities we cover
$134MPermitted residential value
16%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Beaverton
442 new housing units in 2025 (+174.5% vs 2024).
371 single-family · 71 multifamily (16%).
What the 2025 permit numbers say about Beaverton bidding
Beaverton permitted 442 new privately-owned residential units in 2025 against 161 in 2024, a 175% increase, with 371 single-family and 71 multifamily units. The city ranked 6th of 25 covered Oregon cities by units and accounted for 4.7% of the 9,431 units permitted across those cities. Permitted value was $134M, averaging $302,600 per unit. For bidders, that means single-family volume is the core of the market, but multifamily work is real and worth pricing carefully — 16% of units came from multifamily projects, and those jobs carry different division scopes, from fire-rated assemblies to elevator and trash-room coordination. If you bid across the metro, compare our Bend and Medford pages for how pricing shifts outside the Portland area.
Washington County site conditions and what they cost
Beaverton soils range from well-drained upland areas to wet, silty ground in the Tualatin Valley lowlands, and the rainy season runs roughly October through May. That drives real money into Division 31 and 33: temporary erosion control, silt fence, construction entrances, dewatering, and sometimes over-excavation and structural fill where subgrade is unsuitable. On sloped lots toward Cooper Mountain and the west side, retaining walls, stepped footings and additional excavation are common. None of this is visible on an architectural sheet, so we ask for the geotechnical report and civil drawings up front. Our sitework estimating services and foundation estimating services pages describe the line items we carry for these conditions.
Services
Construction estimating services in Beaverton
We price the scopes that show up most often on Beaverton and Washington County projects, from single-family takeoffs to industrial tenant improvements.
Multifamily estimating
Apartment and townhome scopes with unit-mix matrices, fire-rated assemblies and shared MEP risers priced per building.
SF · UNIT · EACommercial estimating
Tenant improvements, retail and office shells in the Beaverton-Hillsboro corridor, with division-level buyout quantities.
SF · EA · LFIndustrial estimating
Warehouse and light-industrial scopes tied to the Portland-area semiconductor supply chain, including slab and racking loads.
SF · CY · TONSitework and earthwork
Clearing, cut and fill, erosion control and dewatering for wet-season Washington County sites and Tualatin Valley lowlands.
CY · SF · LFConcrete estimating
Footings, stem walls, slabs-on-grade and retaining walls, with formwork and reinforcement broken out separately.
CY · SF · TONFraming estimating
Floor, wall and roof framing with lumber, sheathing, hardware and truss quantities taken from the structural sheets.
LF · SF · EAMEP estimating
Plumbing, HVAC and electrical scopes priced from the mechanical and electrical drawings, including fixture and device counts.
EA · LF · TONWho we provide estimates for
Who we prepare Beaverton estimates for
General contractors bidding Washington County work
You are pricing 371 single-family units a year against Hillsboro and Gresham bidders. We return division-level quantities in 24–48 hours so your bid form is filled before the prequalification deadline.
Residential builders and custom home contractors
Beaverton infill lots and tear-down rebuilds carry tight setbacks and mature-tree restrictions. We take off framing, foundation and envelope scopes from the plan set so your buyout matches what the inspector will see.
Multifamily and mixed-use developers
The 71 multifamily units permitted here in 2025 sit alongside podium and townhome work near transit corridors. We break out unit-by-unit quantities so your per-door cost comparison holds up to lender review.
Subcontractors pricing concrete, framing and roofing
You need quantities you can defend, not a lump sum. We hand back measured areas, linear feet and counts by CSI division, including waste factors, so your proposal survives a scope-gap challenge from the GC.
Architects and design-build teams
You are checking budget against design at schematic and DD stages. We price what is drawn, flag the scope that is missing, and give you a cost basis before the drawings are frozen.
Property owners and facility managers
Roof replacements, tenant improvements and seismic upgrades on older Washington County buildings need a defensible number before you go to bid. We estimate the scope and separate hard costs from allowances.
Where we provide estimates
Beaverton areas and nearby communities we cover
We estimate projects across Washington County and the surrounding Portland metro, from central Beaverton neighborhoods out to the surrounding suburbs and the cities contractors here bid against.
Central Beaverton
- Downtown Beaverton
- Old Town
- Central Beaverton
- Five Oaks
- Vose
West and south Beaverton
- Murrayhill
- Sexton Mountain
- Southridge
- Cooper Mountain
- Greenway
North Beaverton and adjacent Washington County
- Cedar Mill
- Bethany
- Aloha
- Rock Creek
- Hillsboro
Property types
Types of Beaverton properties we estimate
The 2025 permit mix here is 371 single-family units against 71 multifamily, so most of what we take off is detached housing, with a steady minority of attached and commercial work.
Single-family infill and rebuilds
Detached homes on subdivided lots and tear-down replacements dominate Beaverton permitting. We take off foundation, framing, roofing and finishes by division so your bid reflects the actual plan rather than a square-foot rule of thumb.
Watch for: Demolition, utility reconnects, tree protection, tight-lot staging
Townhomes and rowhouses
Attached product is common along the transit corridors and near downtown. Shared walls, fire separation and repeated unit types change the takeoff, so we measure one typical unit and multiply, then price the common scope separately.
Watch for: Party-wall assemblies, fire-rated sheathing, per-unit mechanical counts
Multifamily and podium buildings
The 71 multifamily units permitted in 2025 sit in small and mid-rise buildings. We break out structure, envelope, MEP rough-in and unit finishes so your per-door number is comparable across floors and unit types.
Watch for: Podium waterproofing, elevator and stair scope, unit mix ratios
Commercial tenant improvements
Retail, office and clinic build-outs in Beaverton's commercial corridors turn over regularly. We price demolition, partitions, ceiling, HVAC distribution and electrical from the permit set, and separate landlord work from tenant scope.
Watch for: Landlord versus tenant split, ADA upgrades, sprinkler modifications
Industrial and warehouse space
Washington County's industrial and flex buildings need slab, tilt or metal building, and racking-ready power. We take off slab thickness, dock equipment, sprinkler density and service capacity rather than pricing by building area alone.
Watch for: Slab flatness, dock and grade changes, fire pump and sprinkler density
Additions, ADUs and remodels
Accessory dwelling units and second-story additions are a large share of Beaverton residential permits. We measure tie-in scope, roof transitions and existing-system upgrades, which are where remodel estimates most often go wrong.
Watch for: Roof tie-ins, panel capacity, existing framing condition
Local factors
What changes a construction estimate in Beaverton
Two projects with the same square footage can price 20% apart here once jurisdiction, soils and site conditions are priced in. These are the drivers we adjust for.
Permitting and code review
Beaverton reviews building permits through the city, with Washington County and Clean Water Services involvement on some site and storm work. Oregon adopts the IBC, IRC, IECC and NEC with state amendments, and the edition in force changes insulation, ventilation and seismic detailing. Confirm the adopted edition and any local amendments with the Beaverton building department before you lock your scope. Plan review comments can add revisions that were never in the bid set.
City of Beaverton building department · Washington County · Oregon statewide code amendmentsSoils and foundation scope
Much of the Beaverton area sits on Willamette Valley soils and older alluvial deposits, with clay and occasional fill on infill lots. That drives footing depth, drainage detail and sometimes engineered fill or deeper foundations than a generic estimate assumes. We price foundation scope from the geotechnical report and structural sheets rather than a default footing size, and we flag when a soils report is missing from the bid documents. On hillside lots near Cooper Mountain, retaining and slope work belong in the number.
Geotechnical report · Structural foundation sheets · Retaining and shoring scopeClimate, drainage and seismic
Beaverton gets steady winter rain, so roof pitch, underlayment, flashing and site drainage carry real cost. Oregon also sits in a seismic design category that adds hold-downs, shear detailing and bracing to wood-frame buildings. We take off the lateral system from the structural drawings instead of carrying a percentage allowance, because shear wall and anchor quantities vary widely between plans. Long roof runs and poor overhangs are a recurring source of change orders after the first wet season.
Roof underlayment and flashing · Shear and hold-down quantities · Site storm drainageLabor market and crew availability
Portland-metro labor rates sit above the national average, and the semiconductor and data center construction in the region pulls electricians, pipefitters and concrete crews. Trade availability affects both your bid and your schedule, so we price labor at ZIP-code-adjusted local rates rather than a national table. Where a scope depends on a specialty crew, we note it so you can confirm availability before you commit to a completion date. Overtime assumptions should be stated, not buried.
ZIP-code-adjusted labor rates · Trade availability · Overtime assumptionsSite work, drainage and land use
Infill and redevelopment lots in Beaverton bring tight staging, tree protection, erosion control and stormwater requirements that a greenfield estimate ignores. Clean Water Services and city storm standards can require detention or water-quality treatment on redevelopment, which adds excavation, pipe and structures. We take off site work separately so you can see what is truly site-dependent, and we flag permit-driven items such as temporary sediment control and street frontage restoration. Confirm the current stormwater requirements with the reviewing authority.
Erosion and sediment control · Stormwater detention · Tree protection and stagingMaterials, logistics and taxes
Lumber, concrete and steel pricing moves, and Oregon has no state sales tax, so material quotes here are not directly comparable to a sales-tax state. We use RSMeans data adjusted to the local ZIP so material and labor lines reflect the Portland metro. Delivery constraints on narrow infill streets, crane or pump needs, and winter weather protection all add cost that a bare unit price misses. We list those items explicitly so you can accept or remove them.
RSMeans ZIP adjustment · No Oregon sales tax · Delivery and access constraintsBeaverton estimating guide
How Beaverton conditions show up in a takeoff, trade by trade
Beaverton sits in Washington County, where wet winters, expansive soils in pockets of the Tualatin Valley, and a heavy residential permit year change what you carry in each division. Here is how that plays out line by line.
Division 31 — Sitework and earthwork
Washington County winter rainfall means you carry erosion control, silt fence, and temporary sediment ponds as real line items, not allowances. Strip topsoil by depth, not by lump sum, and separate unsuitable wet excavation from structural fill. On Beaverton hillside lots, over-excavation and backfill with imported granular material is common, so price haul-off and import separately with truck counts. Confirm the adopted code edition and any local grading requirements with the city building department before you lock quantities. If your scope includes clearing, grubbing, and utility trench backfill, our sitework estimating services break those out by area and linear foot so you can see where the dirt money actually goes.
Division 06 — Framing and rough carpentry
Most Beaverton production housing is wood-frame over a crawlspace or slab, with engineered floor systems and prefabricated roof trusses. Take off wall framing by linear foot of plate and count studs at the specified spacing, then add corners, intersections, and openings as separate counts. Headers, beams, and hangers are where budgets drift, so list each one. Sheathing goes by sheet count with a waste factor, and you need to separate wall from roof sheathing because thickness and nailing differ. Our framing estimating services produce a board-by-board takeoff that ties to the truss layout, which is the fastest way to catch a missing beam before the bid goes out.
Divisions 22, 23, 26 — MEP rough-in
Oregon adopts the current UPC and NEC families, but the edition in force is set locally, so confirm with the city before you price to a specific code cycle. On the mechanical side, Beaverton homes typically carry a gas furnace or heat pump with ducted distribution, and you should take off duct by linear foot and fittings by count. Plumbing rough-in is counted by fixture, with supply and drain lines measured separately. Electrical is counted by device, fixture, and circuit home run, not by square foot. Our MEP estimating services organize all three trades by system and floor so the subs' proposals can be compared line for line.
Division 03 — Concrete and foundations
Tualatin Valley soils range from stiff clay to sandy loam, and a geotech report often drives the foundation type. Spread footings with stem walls are typical on flatter lots; stepped footings and deeper pier systems show up on slopes. Take off formwork by contact area, not by foundation volume, and count anchor bolts, hold-downs, and sill seal separately. Slab-on-grade thickness and vapor barrier spec matter in wet months, and you should carry curing and protection costs when pours land between November and March. Our foundation estimating services and concrete estimating services both itemize rebar by bar size and lap, which keeps the supplier quote honest.
Division 07 — Roofing and weather barriers
Beaverton roofs take steady rain and occasional wind-driven events, so underlayment, ice-and-water membrane at valleys and eaves, and proper flashing details are not optional. Composition shingle is the default on residential, with standing-seam metal on some custom and agricultural buildings. Take off roofing by squares, then break out ridge, hip, valley, and starter separately because they price differently. Ventilation — ridge vent, soffit vent, and any bath or kitchen exhaust terminations — belongs in the same takeoff so the roofer does not exclude it. Our roofing estimating services quantify underlayment by roll and flashing by linear foot so the scope is complete.
Scope gaps we see on Beaverton bids
- Erosion control and winter protection excluded, then added as a change order once the fall rains start.
- Over-excavation and imported structural fill left out because the geotech report was issued after the bid.
- Roof underlayment, ice-and-water membrane, and valley flashing carried as a single allowance instead of measured quantities.
- Truss delivery, crane, and setting labor missing from the framing package on steep or tight lots.
- Permit fees, system development charges, and inspection reinspection costs not carried in the general conditions.
- Temporary heat, dehumidification, and concrete curing protection omitted from the schedule cost on fall and winter starts.
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 Beaverton project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Beaverton 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 BeavertonMaterial 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: Beaverton single-family residence, two-story wood frame
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 31 10 00 | Site clearing and grubbing | 8,400 | SF |
| 31 23 16 | Structural excavation, footings | 310 | CY |
| 03 30 00 | Footing and stem wall concrete | 46 | CY |
| 03 20 00 | Reinforcing steel, #4 and #5 | 6,200 | LB |
| 06 10 00 | Wall framing, 2x6 at 16 in. o.c. | 1,980 | LF |
| 06 10 00 | Prefabricated roof trusses | 34 | EA |
| 07 30 00 | Composition shingle roofing | 28 | SQ |
| 26 00 00 | Electrical rough-in, devices | 96 | EA |
Worked example: footing concrete for a Beaverton single-family residence
This example uses illustrative dimensions for a simple rectangular footing to show the sequence we follow. Your actual dimensions come from the structural drawings and the geotech report.
Assume a continuous perimeter footing 120 ft long, 16 in. wide, and 12 in. deep, plus two interior bearing footings each 6 ft long at the same width and depth.
| Step | Calculation | Result |
|---|---|---|
| Perimeter footing volume | 120 ft × (16/12) ft × (12/12) ft | 160.0 CF |
| Interior footing volume | 2 × 6 ft × (16/12) ft × (12/12) ft | 16.0 CF |
| Net concrete volume | 160.0 + 16.0 | 176.0 CF |
| Convert to cubic yards | 176.0 ÷ 27 | 6.52 CY |
| Waste factor at 7% | 6.52 × 1.07 | 6.98 CY |
| Order quantity | round up to nearest 0.5 CY | 7.0 CY |
The 7% waste factor is typical for formed footings where some overpour and spillage is unavoidable. If the footing steps down a slope, break the run into segments and calculate each step separately, because the vertical drop adds volume that a single average depth will miss.
Reinforcing steel follows the same logic. If the drawings call for two continuous #4 bars in the perimeter footing, that is 2 × 120 ft = 240 LF, plus lap splices at 40 bar diameters, which is about 20 in. per splice. With four splices, add roughly 7 LF, giving 247 LF. Interior footings add 2 × 6 ft × 2 bars = 24 LF. Total is about 271 LF, or 271 LB at 1.0 LB per LF for #4 bar. Add 5% for cutting waste and tie wire, then round to the nearest standard bar length when you place the order.
Formwork is measured by contact area, not by concrete volume. The perimeter footing has two vertical faces: 120 ft × 1 ft × 2 = 240 SF. Interior footings add 2 × 6 ft × 1 ft × 2 = 24 SF. Total contact area is 264 SF. If the contractor reuses forms, the material cost drops but the labor for cleaning and oiling does not.
When we produce a takeoff for a Beaverton project, each of these lines carries a CSI code, a quantity, a unit, and a note about the source drawing. That structure lets you compare a subcontractor's bid against your own quantities without rebuilding the spreadsheet. If your project is in the Portland metro and you want the same breakdown for your plans, send them over and we will return a marked-up set with the takeoff.
FAQ
Beaverton construction estimating questions
Where does the Beaverton permit data on this page come from?
The figures come from the U.S. Census Bureau Building Permits Survey for 2025. They count permits issued by the city itself for new privately-owned residential units only, so they exclude commercial, industrial, and renovation permits. Beaverton issued 442 units in 2025, up from 161 in 2024, with 371 single-family and 71 multifamily units. That is a 175% change year over year. Use these numbers as a demand signal, not as a measure of total construction activity in the city.
How does Washington County soil affect my foundation takeoff?
Parts of the Tualatin Valley have clay soils that shrink and swell with moisture, and hillside lots can have fill or soft layers that a geotech report will flag. That changes the foundation type, the depth of over-excavation, and how much imported structural fill you need. On your takeoff, separate unsuitable excavation from structural fill and price haul-off by truck count. If the geotech report is not out yet, carry an allowance and mark it clearly so the owner knows it is a placeholder.
Do you price to Oregon's adopted building code or the local amendment?
We price to the code edition your drawings reference, and we flag anything that looks like it may need a local amendment. Oregon adopts statewide codes, but the edition in force and any local amendments are set at the jurisdiction level, so confirm the current edition with the Beaverton building department before you finalize. If your project is in an unincorporated part of Washington County, the permitting authority may be the county rather than the city, which can change the review timeline and the fees you carry.
What turnaround should I expect on a Beaverton residential takeoff?
Most projects return in 24 to 48 hours, and rush service is available when a bid deadline is close. The clock starts when we have a complete set of drawings, the geotech report if one exists, and any spec sections you want us to follow. If the plans are still in progress, tell us which sheets are final so we do not quantify over details that are about to change. Deliverables come as Excel and PDF, organized by CSI MasterFormat division, with a marked-up plan set showing what we measured.
Can you estimate a multifamily project in Beaverton?
Yes. Multifamily was 71 of the 442 permitted residential units in Beaverton in 2025, so it is a real part of the local market. For multifamily we take off by building and by floor, separate the unit types, and carry common area, corridor, and amenity spaces as their own line items. Site work, parking, and utility runs get their own division 31 and 33 breakdown. Our multi-family estimating services page shows how we structure that takeoff so a general contractor can compare it against subcontractor bids.
How do you handle prevailing wage or union labor on a Beaverton job?
We price labor at the rate your project requires. If the job is subject to a prevailing wage determination, send it to us and we will apply those rates in the labor column rather than the open-shop rate. If it is not, we use ZIP-code-adjusted material and labor pricing for the Beaverton area. Either way, the labor rate is shown as a separate input so you can swap it without rebuilding the takeoff. Tell us at the start which basis applies, because it changes the bottom line.
What do you need from me to start a takeoff?
Send the architectural, structural, and MEP sheets, the spec book or the relevant sections, and the geotech report if you have one. A site plan with utility runs and a civil set helps for the division 31 and 33 scope. If you have a bid form or a scope matrix the owner provided, include that too, because it tells us what the general contractor is expected to carry. The more complete the set, the fewer assumptions we have to list on the cover sheet.
Do you cover projects outside Beaverton in the Portland metro?
Yes. We cover the surrounding cities, including Hillsboro, Gresham, and the rest of the Portland area, along with Eugene, Bend, Medford, and Springfield. The pricing basis adjusts by ZIP code for material and labor, so a takeoff for Hillsboro will not carry the same rates as one for Bend. If your project sits near a city boundary, tell us the permit jurisdiction, because that drives the fee and inspection assumptions. Our Oregon construction estimating page lists the coverage area in more detail.
What is the biggest source of error in a Beaverton residential takeoff?
Missing the site work and foundation scope that the geotech report drives. Bidders often price the house from the architectural set and carry a small allowance for excavation, then discover the lot needs over-excavation, imported fill, and a deeper footing system. The second most common error is leaving roof underlayment, flashing, and ventilation out of the roofing package. Both show up as change orders after the contract is signed. A complete takeoff lists every one of those items with a quantity and a unit, even when the number is small.
How is your takeoff organized when it comes back to me?
It comes back as Excel and PDF, sorted by CSI MasterFormat division, with each line carrying a code, a description, a quantity, a unit, and a note about the source sheet. The PDF includes a marked-up plan set so you can see exactly what was measured. If you want a summary by trade, we produce that too, so a general contractor can hand the concrete pages to one sub and the framing pages to another. The format is consistent across every project, which makes it easier to compare bids.
Other Oregon cities we cover
Popular services in Beaverton
Send your Beaverton project plans for a quote
Send your drawings, specs, and geotech report, and we will return a division-by-division takeoff with marked-up plans, 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.