Sitework takeoff
Clearing, mass excavation, structural fill, storm and sanitary trenching for Washington County sites with clay and seasonal groundwater.
CY · LF · TONTigard, OR
Construction estimating services in Tigard, OR
Tigard issued 228 new privately-owned residential units in 2025, down from 514 in 2024, with $87M in permitted value. We produce Excel and PDF takeoffs organized by CSI MasterFormat division, priced with ZIP-code-adjusted material and labor data, typically in 24–48 hours.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Tigard ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Tigard · 2025Real permit data
Tigard new housing permits2025
New housing units228Change vs. 2024−56%Permitted construction value$87MAverage value per unit$379,900Rank among covered Oregon cities#15
Single-family: 157 (69%)Multifamily: 71 (31%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Tigard, OR different?
Tigard bids turn on Washington County winter concrete protection, wet-season sitework and shoring, Portland-area labor rates, and a 2025 permit mix where single-family units (157) outnumber multifamily (71). Semiconductor-driven industrial demand across the metro also pulls subcontractor pricing upward, so bids need current, ZIP-adjusted numbers.
- Tigard permitted 228 new housing units in 2025, #15 among the Oregon cities we cover.
- About 31% were in multifamily buildings; 69% were single-family.
- Permit volume was down 56% compared with 2024.
Tigard sits in Washington County, roughly ten miles southwest of Portland, where the building mix runs from infill single-family and townhome work along Highway 99W to commercial tenant improvements and light industrial near the I-5 and Highway 217 corridors. That mix matters at bid time: a 1,800 SF duplex in Tigard and a 12,000 SF warehouse shell may share a ZIP code but almost no line items, waste factors or crew assumptions. We take off both from the same discipline, sorting quantities by CSI MasterFormat division so your bid form and your buyout packages line up with the same numbers.
Our deliverables are Excel and PDF, organized by division, with marked-up plan sets so you can trace every quantity back to a sheet and detail. Pricing uses ZIP-code-adjusted material and labor data for the Tigard area, not a national average. Most projects return in 24–48 hours, with rush available when a bid date moves. If you are pricing work outside Tigard, the same team covers the surrounding market, including Lake Oswego, Corvallis and Albany.
- Coverage
- Tigard and nearby Oregon communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Tigard ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You have a hard bid date and a set of drawings that may still be at 90% CD. We return division-sorted quantities with marked-up plans so you can adjust scope, plug in your own subs and submit without rebuilding the takeoff.
02
For builders. You are buying out framing, concrete and MEP packages on a Tigard job and need quantities that match how subs price. We break out line items by trade and unit so your purchase orders and change-order pricing start from the same baseline.
03
For owners. You are comparing contractor bids or checking a budget before design is complete. We provide a division-level estimate with clear assumptions, so you can see where the spread between bids is real scope and where it is pricing.
Tigard by the numbers
Tigard's residential construction pipeline
Select a bar to compare Tigard with the largest Oregon markets we cover.
228New housing units, 2025
2.4%Of all units in the Oregon cities we cover
$87MPermitted residential value
31%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Tigard
228 new housing units in 2025 (-55.6% vs 2024).
157 single-family · 71 multifamily (31%).
Where the work is, and what it costs
Tigard's share of the covered Oregon cities we track was 2.4% of 9,431 total units, ranking 15th of 25 by units. Statewide demand is being pulled by Portland-area semiconductor investment and Willamette Valley suburban growth, which keeps industrial and commercial subcontractor pricing firm even while residential volume cools. Locally, the work concentrates in infill residential, townhomes, commercial tenant improvements, and light industrial near the highway corridors. Washington County soils include clay and seasonal high groundwater in low-lying areas, so excavation, dewatering and shoring quantities need to be taken off, not guessed. Winter concrete in western Oregon requires protection and cure time that shows up as cost in the concrete division, not as a contingency line. Our Oregon construction estimating page covers how we handle those conditions statewide.
What the 2025 permit numbers mean for your bid
Tigard issued 228 new privately-owned residential units in 2025, down 56% from 514 in 2024. Single-family units accounted for 157 of the total, with 71 multifamily units, or 31% of the mix. The average permitted value per unit was $379,900, and total permitted value was $87M. For estimators, that shift toward single-family means more takeoffs for detached houses and townhomes on infill lots, each with its own foundation, framing and MEP quantities. Multifamily work still exists, but at 71 units it is a smaller share of the pipeline than the prior year. If you are bidding either type, the quantities you need are different: a single-family plan yields repeatable per-unit counts, while a 71-unit apartment building requires a unit-mix matrix and common-area takeoff. We organize both by CSI MasterFormat division so your bid form matches your buyout. For scopes tied to these project types, see our residential estimating services and multi-family estimating services.
Services
Construction estimating services in Tigard
We take off the scopes that drive Tigard bids, from dirt to trim, and deliver quantities by CSI MasterFormat division in Excel and PDF.
Concrete estimating
Footings, stem walls, slab-on-grade and elevated decks, with formwork, reinforcement and winter protection measured separately.
CY · SF · LBFoundation estimating
Spread footings, crawlspace and slab foundations, including underslab vapor barrier, drainage board and waterproofing quantities.
SF · LF · CYFraming takeoff
Floor, wall and roof framing by member size, with sheathing, hardware and typical waste factors applied per system.
LF · EA · SFRoofing estimating
Asphalt shingle, TPO and metal roof systems, including underlayment, flashing, drip edge and ventilation line items.
SQ · LF · EAMEP estimating
Plumbing, HVAC and electrical rough-in and trim, counted by fixture, device and run so mechanical and electrical bids line up.
EA · LF · TONResidential estimating
Single-family and townhome takeoffs for infill lots, from foundation through finishes, sorted by division for bid forms.
SF · EA · LFCommercial estimating
Tenant improvements, retail and light industrial shells, with division-level quantities for buyout and owner budgets.
SF · EA · TONWho we provide estimates for
Who we estimate for in Tigard
General contractors
Hard bid dates on Washington County public and private work leave little room to rebuild quantities. We return division-sorted takeoffs in 24–48 hours so you can adjust scope and submit.
Subcontractors
Framing, concrete and MEP subs pricing Tigard infill and tenant improvement jobs need quantities that match how you buy material and crew time. We break out line items by trade and unit.
Developers
You are comparing land residual or pro formas on Highway 99W and I-5 corridor parcels. Division-level estimates with clear assumptions let you test unit counts and hard-cost ranges before design is complete.
Architects
Your 90% CD set needs a cost check before addenda go out. We mark up plan sheets and tie every quantity back to a detail so you can see which design moves carry real cost.
Owners and facility managers
Tenant improvements and building upgrades in Tigard often go out to three or four bidders. A division-level estimate shows where the spread is scope and where it is pricing.
Property managers
Roofing, sitework and MEP replacements on Tigard commercial and multifamily assets need budget numbers before the work is scoped. We price from existing conditions and unit counts.
Where we provide estimates
Tigard areas and nearby communities we cover
We take off work across Tigard and the surrounding Washington County and Portland-metro market. If your project is outside these areas, the same team covers the state through our Oregon construction estimating services.
Central Tigard and Highway 99W
- Downtown Tigard
- Tigard Triangle
- Summerfield
- Greenburg Road corridor
- Highway 99W commercial strip
South Tigard and Bull Mountain
- Bull Mountain
- Tigard Heights
- Metzger
- Cook Park area
- Gaarde
North and east Tigard
- Hall Boulevard corridor
- Washington Square area
- Durham
- King City
- Lake Oswego
Nearby cities we cover
Property types
Types of Tigard properties we estimate
Tigard permitted 228 new privately-owned residential units in 2025, down from 514 in 2024, with single-family units at 157 and multifamily at 71. That mix drives the property types we price most often here.
Infill single-family homes
Most of Tigard's 2025 residential permits were single-family. We take off foundation, framing, roofing and MEP for narrow-lot infill and custom homes on Bull Mountain and in established neighborhoods.
Watch for: Watch lot-specific foundation design and tight-site excavation.
Townhomes and duplexes
Attached residential work along Highway 99W and Hall Boulevard shares walls, roofs and utility runs. We break out per-unit quantities so your bid form matches how the developer buys the work.
Watch for: Watch party-wall fire assemblies and shared MEP separation.
Multifamily and mixed-use
Multifamily was 31% of Tigard's 2025 residential units. We estimate apartment and mixed-use projects with unit-mix takeoffs, common-area backout and separate site and structure packages.
Watch for: Watch Type III vs. Type V construction and podium scope.
Commercial tenant improvements
Tigard's Highway 99W and I-5 corridors carry retail, office and medical suites that turn over regularly. We price demising walls, storefront, ceiling, HVAC distribution and electrical from the shell conditions.
Watch for: Watch existing shell conditions and landlord scope limits.
Light industrial and warehouse
Warehouse and flex buildings near the I-5 and Highway 217 corridors need slab, tilt or masonry, racking-ready floors and heavy power. We take off by division so your buyout packages line up.
Watch for: Watch slab flatness, dock equipment and power capacity.
Additions and remodels
Tigard's older housing stock generates room additions, ADUs and whole-house remodels. We estimate selective demolition, structural tie-ins and new MEP runs against the existing building.
Watch for: Watch concealed conditions and matched finish scope.
Local factors
What changes a construction estimate in Tigard
Tigard sits in Washington County with wet winters, clay-heavy soils and a permit process that runs through the city and sometimes the county. These are the cost drivers we adjust for on every takeoff.
Permitting and code review
Tigard reviews building permits through its community development department, with some projects also touching Washington County and Clean Water Services for drainage and erosion control. Plan review comments can add revision cycles before you break ground. We carry allowances for re-inspection, deferred submittals and special inspections rather than treating them as zero. Confirm the adopted code edition and local amendments with the building department before you finalize your bid.
City of Tigard · Washington County · Clean Water ServicesSoils and foundation design
Much of the Tigard area sits on clay and silt soils with seasonal high groundwater in low-lying pockets. Geotechnical reports often call for over-excavation, engineered fill or deeper footings than a typical prescriptive design. We price foundation scope from the geotech recommendations, not from a default detail, and flag where a mat or pier system changes the concrete and excavation quantities. On sloped Bull Mountain lots, retaining and shoring can be a separate division.
Geotechnical report · Engineered fill · Retaining wallsWet-season construction
Tigard's rainy season runs roughly October through May, which affects excavation, concrete placement and roofing schedules. Temporary erosion control, gravel working pads, dewatering and weather protection add cost that dry-season bids often omit. We include line items for silt fence, inlet protection and pump rental where the site and schedule call for them. Winter concrete also brings cold-weather curing measures and possible schedule float.
Erosion control · Dewatering · Cold-weather concreteLabor and trade availability
Tigard draws from the Portland-metro labor pool, where semiconductor and industrial investment competes for the same electricians, pipefitters and concrete crews. That pressure shows up in unit labor rates and in how far out subs are booking. We price with ZIP-code-adjusted labor for the Tigard area rather than a national average, and we flag trades where the current market may push rates above the base data.
Portland-metro labor · Trade competition · ZIP-adjusted ratesSitework and drainage
Tigard's stormwater rules and Clean Water Services requirements often drive detention, water quality treatment and flow control on new development. On infill lots, limited staging and tight access change excavation and export costs. We take off clearing, grading, utilities, pavement and storm structures as separate line items so you can see how much of the budget is site versus building. Confirm current drainage requirements with the city and the utility.
Stormwater detention · Utility laterals · Site accessMaterials and logistics
Tigard is inside the Portland-metro delivery radius, so most material suppliers serve the area without long-haul premiums. That changes for specialty items like structural steel, custom storefront and long-lead mechanical equipment, where lead times and freight still matter. We price common materials from current local data and call out long-lead items separately. Oregon has no state sales tax, so material pricing is not inflated by sales tax at the point of purchase.
Portland-metro suppliers · Long-lead equipment · No sales taxTigard estimating guide
How Tigard conditions show up in a takeoff, trade by trade
Tigard sits in Washington County, where wet winters, variable Willamette Valley soils, and a steady mix of infill residential and light commercial work shape what an estimator actually measures. Below are the trade-level items we watch on Tigard plans.
Sitework and utilities
Tigard's wet-season rainfall and high winter water tables mean erosion control, temporary seeding, and sediment fencing are real line items, not allowances. We take off cut and fill from the grading plan, then add structural fill under slabs and paving, plus over-excavation where geotech reports call for it. Storm line items include pipe by diameter and material, catch basins, and trench backfill with select granular material. If your project touches a public right-of-way, plan for sidewalk, curb, and ADA ramp restoration. Our sitework estimating services break these into CSI Division 31 and 33 lines so you can see what is base bid and what is a unit-price item.
Framing and carpentry
Tigard's residential permits lean toward single-family and townhome work, where lumber takeoff drives the bid. We count studs by wall type and height, plates by linear feet, headers by size and span, and sheathing by sheet with a waste factor. Roof framing gets separate treatment: rafters or trusses, ridge and hip members, blocking, and sheathing. Floor systems need joist count, rim board, subfloor, and stair framing. Framing estimating services also pick up the small stuff that kills margin, like Simpson hangers and connectors, treated plates at garages, and fire blocking at party walls.
MEP and interior finishes
Mechanical, electrical, and plumbing takeoffs in Tigard follow the adopted Oregon code family, and you should confirm the current edition with the local building department. We count fixtures, receptacles, switches, light fixtures, panelboards, and branch circuits by type. HVAC lines include equipment, ductwork by size and material, registers, and refrigerant or condensate lines. Plumbing covers water and drain lines by diameter, water heater, and fixture rough-ins. Interior finishes are measured by room: drywall by sheet, tape and texture by square foot, paint by coat, flooring by square foot, and trim by linear foot. MEP estimating services keeps these divisions clean.
Concrete and foundations
Washington County soils often include silty clay and localized soft spots, so foundation takeoffs should separate footings, stem walls, slab-on-grade, and any structural slab. We measure formwork by contact area, not by wall length, and reinforce by bar size and lap. For crawlspace and slab-on-grade homes, vapor barrier, capillary break, and underslab insulation are common. Flatwork gets its own takeoff: driveway, walkway, patio, and garage slab, with control joints and finish called out. Concrete estimating services and foundation estimating services cover both the structural and flatwork scopes so nothing lands in the wrong division.
Roofing and envelope
Tigard roofs see rain, moss, and occasional wind events, so underlayment and flashing details matter. We take off roofing by square, separating field shingles, starter course, ridge and hip cap, and underlayment. Penetrations get counted individually: vents, flues, skylights, and pipe boots. For low-slope sections, tapered insulation, cover board, and membrane are measured separately. Wall envelope items include house wrap or WRB, flashing tape, window and door pans, and siding by square or board foot. Roofing estimating services tie these to the roof plan and elevations so quantities match the actual geometry.
Scope gaps we see on Tigard bids
- Erosion control and temporary sediment fencing left out of sitework bids, then added as a change order once winter rains begin.
- Over-excavation and structural fill not separated from general grading, so soft-soil costs get buried in a lump sum.
- Vapor barrier and capillary break omitted from slab-on-grade takeoffs, especially on crawlspace and garage slabs.
- Window and door flashing, pans, and WRB tape missing from the envelope scope, leaving water intrusion risk unpriced.
- Fire blocking, draft stopping, and connector hardware excluded from framing bids even though they are required at rated assemblies.
- MEP rough-in allowances set too low for fixture counts and panel upgrades shown on the permit set.
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 Tigard project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Tigard 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 TigardMaterial 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: Tigard single-family infill home
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Footing concrete, 24"x12" continuous | 18.5 | CY |
| 03 30 00 | Slab-on-grade concrete, 4" thick | 1,240 | SF |
| 05 10 00 | Structural steel beam, W8x18 | 42 | LF |
| 06 10 00 | 2x6 stud wall framing, 9' height | 1,860 | LF |
| 06 10 00 | Roof trusses, 24" o.c. | 38 | EA |
| 07 30 00 | Asphalt shingle roofing | 27.5 | SQ |
| 09 29 00 | Gypsum wallboard, 1/2" | 4,320 | SF |
| 22 10 00 | PEX water piping, 1/2" | 310 | LF |
Worked example: slab-on-grade concrete for a Tigard infill home
This example uses a simple rectangular slab to show how dimensions become a quantity, then a waste-adjusted order. Dimensions are illustrative and do not come from a specific Tigard project. The same sequence applies to garage slabs, patios, and walkways.
Assume a slab 31 feet by 40 feet, 4 inches thick, with a 12-inch thickened edge on all four sides. The field area is 31 × 40 = 1,240 square feet. The perimeter is 2 × (31 + 40) = 142 linear feet. The thickened edge adds 12 inches wide by 12 inches deep along that perimeter, which is 142 × 1 × 1 = 142 cubic feet, or 142 ÷ 27 = 5.26 cubic yards. The field slab is 1,240 × (4 ÷ 12) = 413.33 cubic feet, or 413.33 ÷ 27 = 15.31 cubic yards. Total neat concrete is 5.26 + 15.31 = 20.57 cubic yards.
A typical waste factor for slab-on-grade concrete is 5% to 10%, covering spillage, uneven subgrade, and small over-pours. At 7%, add 20.57 × 0.07 = 1.44 cubic yards, for an order quantity of 22.01 cubic yards. Round to 22 cubic yards and confirm the ready-mix supplier's minimum load and short-load charges.
| Step | Calculation | Result | Unit |
|---|---|---|---|
| Field area | 31 × 40 | 1,240 | SF |
| Perimeter | 2 × (31 + 40) | 142 | LF |
| Thickened edge volume | 142 × 1 × 1 ÷ 27 | 5.26 | CY |
| Field slab volume | 1,240 × (4 ÷ 12) ÷ 27 | 15.31 | CY |
| Neat total | 5.26 + 15.31 | 20.57 | CY |
| Waste at 7% | 20.57 × 0.07 | 1.44 | CY |
| Order quantity | 20.57 + 1.44 | 22.01 | CY |
This takeoff does not include reinforcement, vapor barrier, forming, or finishing, which belong on separate lines. For a full foundation scope, our concrete estimating services break out footings, stem walls, and flatwork so each trade sees its own quantities. If your project includes a detached garage or ADU, run the same steps per slab and keep the thickened edges separate.
FAQ
Tigard construction estimating questions
What does a Tigard construction estimate cost?
Pricing depends on project type, square footage, and how many trades are involved. We do not publish a flat rate because a 1,200-square-foot ADU and a 20,000-square-foot commercial tenant improvement require very different takeoff effort. A single-division takeoff for a small residential project takes fewer hours than a full multi-division estimate with MEP and sitework. Send your plans and we will confirm scope and turnaround before any work begins.
How fast can I get a Tigard estimate back?
Most projects are returned in 24 to 48 hours. Rush service is available if you have a bid deadline. Turnaround depends on how complete the plan set is, so include architectural, structural, and MEP sheets plus any specifications or addenda when you upload. Projects with incomplete drawings may require assumptions and a longer review. We confirm the delivery date before starting so you can plan your bid submission.
What format do you deliver takeoffs in?
We deliver Excel and PDF files organized by CSI MasterFormat division, with marked-up plan sets showing what was measured. That lets you audit quantities line by line and drop them straight into your bid spreadsheet without reformatting. Each line includes the CSI section number, description, quantity, and unit of measure. Marked-up plans use color-coded overlays so you can see exactly which walls, slabs, or runs were counted.
Do you price Tigard labor and materials with local rates?
Yes. We use ZIP-code-adjusted material and labor pricing, drawing on RSMeans data and current supplier quotes where available. That matters in the Portland metro because freight, fuel, and trade availability move costs more than national averages suggest. For Tigard specifically, we adjust for Washington County labor rates and local material suppliers. If you have recent quotes from your own suppliers, send them and we can incorporate those numbers.
What software do you use for takeoffs?
We work in Bluebeam Revu and PlanSwift, with RSMeans data for pricing. Digital takeoffs let us measure by layer, color-code scope, and produce a marked-up set you can compare against your own quantities. Bluebeam Revu handles PDF markup and measurement, while PlanSwift speeds up repetitive counts like studs, joists, and fixtures. RSMeans data provides a consistent pricing baseline that we adjust to Tigard ZIP codes.
Do you cover projects outside Tigard?
Yes. We cover the Portland metro and the Willamette Valley, including Lake Oswego, Keizer, Corvallis, Albany, Springfield, and Grants Pass. If your project is elsewhere in Oregon, send the address and we will confirm coverage. Our Oregon construction estimating team handles projects statewide, but turnaround and pricing may vary by distance from our data sources. For nearby cities, see our pages for Lake Oswego and Keizer.
Can you estimate a partial scope, like concrete only?
Yes. We can take off a single division, such as concrete, framing, or MEP, or produce a full multi-division estimate. Partial scopes are common when a subcontractor needs a second set of quantities before a bid. For example, a concrete subcontractor might request only Division 03 items, while a general contractor needs all divisions. We adjust the deliverable to match your scope and provide the same level of detail.
How do you handle Tigard's wet-season schedule?
We flag weather-sensitive items such as excavation, concrete placement, and roofing so you can see the cost of temporary protection, dewatering, and winter conditions. Those items are easy to miss in a dry-season template and expensive to add later. In Tigard, the wet season typically runs from October through April, affecting sitework and concrete schedules. We include notes on temporary erosion control, heating, and covering requirements so your bid reflects the season.
Where does the Tigard permit data on this page come from?
The permit figures come from the U.S. Census Bureau Building Permits Survey for 2025. The survey counts new privately-owned residential units permitted by the city itself, so it excludes commercial permits, additions, and alterations. Use it as a demand signal, not as a project list. The data shows 228 total units, with 157 single-family and 71 multifamily, and a total permitted value of $87 million. For more context, see our Oregon construction estimating page.
Do you need the full plan set to start?
A complete set produces the most accurate takeoff, but we can start with architectural and structural sheets and note assumptions for MEP. If you only have a preliminary design, we can provide a budget-level estimate and update it when final plans are issued. Missing sheets may lead to allowances, which we clearly mark. For the best result, upload everything you have, including specifications, addenda, and geotech reports.
Other Oregon cities we cover
Popular services in Tigard
Send your Tigard project plans for a quote
Upload your drawings and specifications and we will confirm scope, turnaround, and deliver a division-organized takeoff with marked-up plans.
- 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.