Outsourcing your estimating means handing over the takeoff and pricing of a defined scope to an outside team. You send the bid documents — architectural, structural, MEP drawings, the spec book, addenda, and the bid form. We return an Excel estimate organized by CSI MasterFormat division, with quantities, unit costs, extensions, and a marked-up plan set showing what was measured. You need this when bid invites outnumber your estimating staff, when a project type is outside your usual trade, or when you want a second set of eyes before you commit a lump sum.
- 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
Our plan reading follows the same sequence a senior estimator uses: start with the general requirements, work through Divisions 02–16, then reconcile MEP rough-in with the architectural plans. We measure in the units the trade uses — SFCA for formwork, TON for steel, LF for pipe and conduit, EA for fixtures and devices. For Division 03 concrete, we measure formwork contact area from footing and wall sections, not plan area, and add rebar lap splices, chairs, and dowels that rarely appear on drawings. For Division 22 plumbing, Division 23 HVAC, and Division 26 electrical, we count devices by circuit and room from the power and lighting plans, and measure ductwork by gauge and pressure class from the mechanical plans. Pricing is ZIP-code-adjusted for material and labor, using RSMeans data as a baseline where your own historical costs are not available. Most projects come back in 24–48 hours; rush service is available. To see how this fits with our other services, review our Construction Estimating Services and Quantity Takeoff Services.
We also work as a dedicated outsourced estimating department for firms that bid continuously. That covers outsourced construction estimating for general contractor estimating services, subcontractor bid estimating, and trade-specific scopes such as outsourced electrical estimating, outsourced plumbing estimating, outsourced HVAC estimating, outsourced concrete takeoff, outsourced steel takeoff, drywall takeoff services, and outsourced roofing estimating. If you need a single trade measured rather than a full bid, start with our Blueprint Takeoff & Estimating or Construction Takeoff Services. For a standing arrangement, see Dedicated Construction Estimator, or send plans through Get an estimate.
What our outsourced construction estimating covers
We take off and price the full building scope from your issued drawings, from site concrete to low-voltage devices. Each line item carries a CSI section reference, quantity, unit, and a sheet reference so you can trace it back. We do not guess at missing information; we flag it in a clarification log. If you need only takeoff without pricing, see our Construction Takeoff Services.
Concrete Takeoff
Measure footings, walls, slabs, columns, and formwork contact area from sections, including rebar laps and chairs.
CY · SFCA · TONStructural Steel
Count members by shape and connection, plus metal decking and shear studs by area and count.
TON · EA · SFRough Carpentry
Take off studs, plates, blocking, sheathing, and trusses from framing plans and elevations.
LF · SF · EAGypsum Board
Measure partitions by type and finish level, including corner bead, joint compound, and ceiling areas.
SF · LFDoors & Hardware
Count doors, frames, and hardware sets by type and handing from schedules and plans.
EA · SETRoofing
Measure roofing area by system, with edge metal, flashing, and accessories from details.
SF · LFMechanical & Plumbing
Take off ductwork by gauge and pressure class, pipe by material and size, with valves and insulation.
LF · EA · LBElectrical
Count conduit, wire, boxes, and devices by circuit and room from power and lighting plans.
LF · EAWhat every outsource estimating takeoff includes
- Cast-in-place concrete: footings, walls, slabs, columns, formwork SFCA
- Reinforcing steel by bar size, including lap splices and chairs
- Structural steel members by shape and connection count
- Metal decking and shear studs by area and count
- Rough carpentry: studs, plates, blocking, sheathing, trusses
- Gypsum board partitions by type and finish level
- Doors, frames, and hardware sets by type and handing
- Roofing area by system, with edge metal and flashing
- Ductwork by gauge and pressure class, plus fittings and hangers
- Pipe by material and size, with valves and insulation
- Conduit, wire, boxes, and devices by circuit and room
- Fixtures and equipment schedules with rough-in and trim
How we take off and price your bid package
- Document review and setupWe log all drawings, specs, and addenda, then set up a takeoff file in PlanSwift or Bluebeam Revu. We check the drawing index against the sheets received and note any missing sheets or illegible details. We also review the bid form for alternates, unit prices, and allowances that need separate line items.
- Division 02–16 takeoffWe start with sitework and concrete, then work through structural steel, carpentry, thermal and moisture, doors and windows, finishes, and specialties. For each division, we measure quantities from the plans and cross-check against schedules. For example, we count door hardware sets from the door schedule and verify handing on the floor plans.
- MEP rough-in and equipmentWe take off plumbing, HVAC, and electrical by system. Ductwork is measured by gauge and pressure class from the mechanical plans. Pipe is measured by material and size from the plumbing risers and plans. Electrical conduit, wire, and devices are counted by circuit and room from the power and lighting plans.
- Quantity reconciliation and wasteWe reconcile quantities between trades — for example, concrete slab area against floor finishes, or wall area against gypsum board and insulation. We apply waste factors by material: typical 5–10% for concrete, 10–15% for rebar, 10% for gypsum board, and 5–10% for roofing. These are shown as separate lines so you can adjust them.
- Pricing and extensionWe price each line item using ZIP-code-adjusted material and labor rates from RSMeans data, supplemented by your historical costs if provided. We extend quantity by unit cost and summarize by division. Labor hours are shown separately so you can apply your own burden and productivity rates.
- Quality check and deliveryA second estimator reviews the takeoff for missed items, unit errors, and scope gaps. We mark up the plan set with colored highlights showing what was measured. The final Excel file and marked-up PDF are delivered within 24–48 hours, along with a clarification log listing assumptions and missing information.
What we need from you
- Bid documentsArchitectural, structural, civil, MEP drawings, and specifications. Include all addenda and the bid form.
- Bid date and scopeYour bid due date and the specific trades you want priced. If you are bidding only Divisions 03, 05, and 09, tell us.
- Site logisticsAny known site constraints, phasing, or staging areas that affect labor and equipment.
- Wage requirementsWhether the project is prevailing wage, union, or open shop, as this changes labor rates.
- Historical costsIf you have recent purchase orders or labor rates for similar work, share them so we can calibrate pricing.
- Bid form and alternatesThe bid form, including alternates, unit prices, and allowances. We structure the estimate to match the form so you can transfer numbers directly.
Sample takeoff format
Below is a sample of the line items and references you will see in our Excel estimate. Each row ties back to a drawing sheet for easy verification.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 03 30 00 | Cast-in-place concrete, continuous footing 24" × 12" | 412 | LF | S-101 |
| 03 30 00 | Cast-in-place concrete, slab-on-grade 6" thick | 12,400 | SF | S-102 |
| 03 30 00 | Cast-in-place concrete, elevated slab 8" thick | 8,200 | SF | S-103 |
| 03 30 00 | Cast-in-place concrete, column 16" × 16" | 24 | EA | S-104 |
| 05 12 00 | Structural steel, W12×26 beams | 48 | EA | S-201 |
| 05 12 00 | Structural steel, columns W10×49 | 16 | EA | S-202 |
| 06 10 00 | Rough carpentry, 2×4 studs at 16" o.c. | 8,200 | LF | A-301 |
| 06 10 00 | Rough carpentry, 2×6 top plates | 1,240 | LF | A-302 |
| 09 21 16 | Gypsum board assemblies, 5/8" Type X on metal studs | 14,600 | SF | A-401 |
| 09 21 16 | Gypsum board, 1/2" regular on metal studs | 6,800 | SF | A-402 |
| 23 31 00 | HVAC ducts, galvanized rectangular, 24×12 | 320 | LF | M-201 |
| 23 31 00 | HVAC ducts, galvanized rectangular, 12×10 | 180 | LF | M-202 |
Units of measure we use
We measure in the units your trade uses, so the estimate matches how you buy material and price labor. Below are the common units and how we apply them.
| Item | Unit | How it's measured |
|---|---|---|
| Concrete formwork | SFCA | Contact area of formwork in square feet, measured from footing and wall dimensions, not plan area. |
| Reinforcing steel | TON | Weight of rebar by bar size and total length, including lap splices and waste. |
| Structural steel | TON | Weight of members by shape and length, plus connection plates and bolts. |
| Rough carpentry | BF | Board feet of lumber for studs, plates, and blocking, calculated from linear feet and nominal size. |
| Gypsum board | SF | Surface area of board, measured by partition type and including both sides where applicable. |
| Roofing | SQ | Roof area in squares (100 SF), including waste for hips, valleys, and edge metal. |
| Ductwork | LB | Weight of duct by gauge and pressure class, including fittings and hangers. |
| Pipe | LF | Linear feet of pipe by material and size, including fittings and valves counted as each. |
| Conduit | LF | Linear feet of conduit by trade size, with boxes and fittings counted as each. |
| Fixtures | EA | Each fixture or device, counted from schedules and floor plans. |
Worked example: takeoff and pricing of a concrete footing and slab
The following is an illustrative takeoff of a small concrete scope. Dimensions and quantities are for demonstration only and do not represent a real project.
Scope: Continuous footing 24" wide × 12" deep, 100 LF long; slab-on-grade 6" thick, 20' × 30' area.
Step 1 — Footing volume
- Cross-section area = 2.0 ft × 1.0 ft = 2.0 SF
- Length = 100 LF
- Volume = 2.0 SF × 100 LF = 200 CF
- Convert to CY: 200 CF ÷ 27 = 7.41 CY
Step 2 — Slab-on-grade volume
- Area = 20 ft × 30 ft = 600 SF
- Thickness = 6 in = 0.5 ft
- Volume = 600 SF × 0.5 ft = 300 CF
- Convert to CY: 300 CF ÷ 27 = 11.11 CY
Step 3 — Total concrete volume
- Footing + slab = 7.41 + 11.11 = 18.52 CY
Step 4 — Waste factor
- Typical waste for concrete: 5–10%. Use 7.5%.
- Waste = 18.52 CY × 0.075 = 1.39 CY
- Total concrete = 18.52 + 1.39 = 19.91 CY (round to 20 CY)
Step 5 — Formwork contact area (SFCA)
- Footing sides: 2 sides × 1.0 ft height × 100 LF = 200 SFCA
- Footing ends: 2 ends × 2.0 ft width × 1.0 ft height = 4 SFCA
- Total formwork = 204 SFCA
Step 6 — Reinforcing steel (illustrative)
- Footing: 4 #4 bars continuous + #4 stirrups at 12" o.c.
- #4 bar weight = 0.668 lb/ft
- Continuous bars: 4 × 100 LF = 400 LF → 400 × 0.668 = 267 lb
- Stirrups: 100 LF ÷ 1 ft = 100 stirrups; each stirrup length ≈ 5 ft → 500 LF → 500 × 0.668 = 334 lb
- Slab: #4 at 18" o.c. each way. Area = 600 SF. Bars in one direction: 30 ft / 1.5 ft = 20 bars × 20 ft = 400 LF. Other direction: 20 ft / 1.5 ft = 14 bars × 30 ft = 420 LF. Total = 820 LF → 820 × 0.668 = 548 lb
- Total rebar weight = 267 + 334 + 548 = 1,149 lb
- Convert to tons: 1,149 lb ÷ 2,000 = 0.57 tons
- Add lap splices and chairs (typical 10%): 0.57 × 1.10 = 0.63 tons
Step 7 — Pricing
- Concrete: 20 CY × unit cost (ZIP-adjusted) = extended cost
- Formwork: 204 SFCA × unit cost
- Rebar: 0.63 tons × unit cost
- Labor hours: separate line items by trade
All quantities are illustrative. Your actual project will require measurement from your drawings and specifications.
What moves the priced number
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Structural system
Cast-in-place concrete, structural steel, and wood framing have different unit costs and labor drivers. Concrete is priced by CY and SFCA, steel by TON and connection count, wood by BF and piece count. The choice affects foundation size, fire ratings, and MEP coordination. For example, a steel frame may require fireproofing and larger footings, while concrete may need more formwork and rebar.
Cast-in-place concrete, structural steel, and wood framing have different unit costs and labor drivers. Concrete is priced by CY and SFCA, steel by TON and connection count, wood by BF and piece count. The choice affects foundation size, fire ratings, and MEP coordination. For example, a steel frame may require fireproofing and larger footings, while concrete may need more formwork and rebar.
A 1-hour rated partition with two layers of 5/8" Type X on each side costs more in material and labor than a non-rated partition. Acoustic assemblies add insulation and resilient channels. We take off each type separately from the wall schedule. For instance, a 2-hour rated shaft wall with special details can double the cost per square foot compared to a simple non-rated partition.
TPO, EPDM, and modified bitumen have different material costs and installation methods. Insulation thickness and cover board requirements change the number of layers. Edge metal, flashing, and walkway pads are often missed and add cost. A change from a mechanically attached TPO to a fully adhered system can increase labor hours by 20–30%.
Copper pipe versus PEX or CPVC changes both material and labor. Ductwork gauge and pressure class affect weight and hanger spacing. Conduit type (EMT vs. rigid) and wire size change the electrical cost. For example, upgrading from EMT to rigid conduit can increase material cost by 50% and labor by 30%.
Soil bearing capacity, water table, and access restrictions affect foundation design and dewatering needs. Rock excavation, poor soils, or a high water table can add significant cost to the earthwork and concrete divisions. We adjust quantities and add line items for dewatering, shoring, and backfill.
Prevailing wage, union agreements, and local labor availability drive the hourly rates and productivity. A project in a high-cost urban area will have higher labor rates and possibly lower productivity due to congestion. We use ZIP-code-adjusted rates and note any assumptions.
Curved walls, complex roof geometry, and extensive MEP coordination increase labor hours and waste. Irregular shapes require more formwork and cutting, and may need additional detailing. We measure actual conditions and apply waste factors accordingly.
Common scope gaps we catch
These are items that are often missed in outsourced estimates because they are not obvious on the plans. We check for them during our quality review.
- Formwork contact area counted from plan dimensions instead of actual contact surfaces. We measure from footing and wall sections, not just plan area, to avoid undercounting SFCA.
- Reinforcement lap splices, chairs, dowels, and mechanical couplers. These are rarely shown on plans but are required by code and add 5–10% to rebar weight.
- Miscellaneous metals, embeds, lintels, and shelf angles. These are often on structural sheets but missed if the takeoff focuses only on the architectural plans.
- Fire-rated and acoustic assembly requirements that change the partition build-up. We check the wall schedule and UL listings to ensure the correct layers and insulation are included.
- Door hardware sets, keying, and electrified hardware. We count from the hardware schedule and verify handing on the floor plans; electrified hardware requires power and low-voltage rough-in.
- Roofing edge metal, flashing, and walkway pads. These are often shown on details but missed if the takeoff is based only on plan area. We include them as separate line items.
- MEP penetration firestopping and smoke seals. Required by code at rated assemblies, these are rarely shown on plans and are often omitted from estimates.
- Concrete pump, crane, and hoisting equipment. These are not shown on drawings but are necessary for placing concrete and steel. We add them as separate line items based on project height and access.
- Temporary facilities, including toilets, fencing, and power. These are part of the general requirements and are often overlooked in outsourced estimates.
How material choice changes the priced number
Material selection drives unit costs, waste factors, and labor productivity. Compare options on the basis of unit of measure and waste.
| Material / system | Unit of measure | Typical waste factor | Labor driver |
|---|---|---|---|
| Cast-in-place concrete | CY | 5–10% | Formwork SFCA, rebar tonnage, placement method |
| Structural steel | TON | 2–5% | Connection count, bolt-up, fireproofing |
| Wood framing | BF | 5–10% | Piece count, cutting, blocking, sheathing |
| Gypsum board | SF | 10% | Partition type, finish level, height |
| Roofing (TPO) | SQ | 5–10% | Attachment method, edge metal, flashing |
| Copper pipe | LF | 5% | Joining method, hanger spacing, insulation |
| PEX pipe | LF | 5% | Manifold layout, fitting count, support spacing |
| EMT conduit | LF | 5% | Bend count, box fill, wire pulling |
| Rigid conduit | LF | 3% | Threading, bending, support spacing |
| Ductwork (galvanized) | LB | 5–10% | Gauge, pressure class, hanger spacing, fittings |
Codes and standards that affect quantities and cost
Building codes and standards directly influence the quantities and cost of your estimate. The International Building Code (IBC) and International Residential Code (IRC) govern structural, fire, and life-safety requirements. For concrete, ACI 318 sets minimum reinforcement, lap splice lengths, and cover, which affect rebar tonnage. Steel design follows AISC 360, and connection details may require additional plates and bolts. The International Energy Conservation Code (IECC) drives insulation thickness, glazing performance, and air sealing, adding material and labor. The National Electrical Code (NEC) dictates conduit fill, wire sizing, and device counts. Mechanical and plumbing codes (IMC, IPC/UPC) affect pipe sizing, venting, and equipment clearances. NFPA 13 governs sprinkler coverage and may require seismic bracing. Fire-rated assemblies must follow UL listings, which specify gypsum board layers, stud gauge, and insulation. These code families are updated regularly, and jurisdictions adopt different editions with local amendments. Always confirm the adopted code edition and any local amendments with the local building department before finalizing your estimate. Specification sections, such as CSI MasterFormat Division 03 30 00 for cast-in-place concrete, will reference these codes and add requirements like testing, curing, and submittals that carry cost. Your estimate should include line items for code-driven items like firestopping, seismic bracing, and energy code compliance. For example, a fire-rated corridor wall may require two layers of 5/8" Type X gypsum board on each side, adding 2.0 SF of board per SF of wall, plus firestopping at penetrations. Seismic bracing for sprinkler mains can add 10–15% to the piping cost in high-seismic zones. Energy code compliance may require continuous insulation, adding 0.5–1.0 inch of rigid foam and increasing wall thickness, which affects door and window jamb extensions. These are the kinds of code-driven details we capture in your estimate.
Who uses outsourced estimating for contractors
General contractors
You have more bid invites than estimating staff. We provide the takeoff and pricing so your team can focus on strategy, subcontractor selection, and bid day adjustments. The division-organized estimate lets you plug in your own subs' numbers.
Subcontractors
You need a quick takeoff for a trade you don't estimate in-house, such as drywall or electrical. We deliver quantities in your units, with a marked-up plan set so your foreman can verify scope before you commit.
Developers and owners
You need a budget check before design is complete. Our conceptual and budget estimates give you a cost range by division, so you can make informed decisions about scope and materials. See our [Construction Cost Estimating Services](/construction-cost-estimating/) for early-stage pricing.
Architects
You want a cost check on your design before bidding. We provide a detailed takeoff that highlights cost drivers and potential scope gaps, helping you adjust details before they become change orders.