Sitework and excavation
Cut and fill, over-excavation, engineered fill, retaining walls and erosion control on sloped Wyoming Valley lots.
CY · SF · LFWilkes-Barre, PA
Construction estimating services in Wilkes-Barre, PA
We produce CSI MasterFormat takeoffs and estimates for contractors bidding in Wilkes-Barre and Luzerne County. Plans come back in Excel and PDF with marked-up plan sets, priced from ZIP-adjusted material and labor data, usually inside 24–48 hours.
24–48 hours for most projectsTypical turnaround
Every CSI divisionSitework through MEP
Wilkes-Barre ZIP pricingLocal material and labor
Price confirmed firstBefore any work starts
Census BPS · Wilkes-Barre · 2025Real permit data
Wilkes-Barre new housing permits2025
New housing units10Change vs. 2024+67%Permitted construction value$4MAverage value per unit$431,000Rank among covered Pennsylvania cities#10
Single-family: 2 (20%)Multifamily: 8 (80%)
U.S. Census Bureau, Building Permits Survey, 2025. Residential only.
What makes construction estimating in Wilkes-Barre different?
Wilkes-Barre pricing turns on four things: steep hillside sites and river-terrace lots that drive retaining walls and deep foundations, coal-mine subsidence and mine-scrubbing ground that changes excavation and footing design, older brick and masonry building stock needing structural repair quantities, and a small permit pool — 10 new privately-owned residential units permitted in 2025 — so most bid volume is renovation, not new build.
- Wilkes-Barre permitted 10 new housing units in 2025, #10 among the Pennsylvania cities we cover.
- About 80% were in multifamily buildings; 20% were single-family.
- Permit volume was up 67% compared with 2024.
Wilkes-Barre sits in the Wyoming Valley, where the Susquehanna River, steep side slopes and a long history of anthracite mining shape what you can build and what it costs. A footing detail that works on flat ground in the midwest can turn into over-excavation, engineered fill and a deeper wall here. We price those conditions line by line rather than carrying a single sitework allowance.
Most of the work we estimate in the city is not greenfield. It is masonry repointing, roof replacement, interior fit-out, ADA upgrades and mechanical replacement on pre-1950 buildings, plus scattered infill and multi-family work. That mix means demolition, shoring, temporary protection and selective structural repair quantities matter as much as new construction. If your bid is in Luzerne County, start with our Pennsylvania construction estimating overview, then send the plan set through the estimate request form and we will confirm scope and turnaround.
- Coverage
- Wilkes-Barre and nearby Pennsylvania communities
- Deliverable
- Excel estimate + marked-up PDF plans
- Pricing basis
- Wilkes-Barre ZIP-code material and labor costs
- Turnaround
- 24–48 hours for most projects
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
01
For bidders. You get a division-by-division takeoff with quantities, units, waste factors and marked-up plans, so you can adjust labor and markup yourself before the bid date. Rush turnaround is available when the bid window is short.
02
For builders. We quantify scope changes, alternates and unit-price items on renovation work, so change orders and owner directives carry numbers instead of estimates. Good fit for masonry, roofing, mechanical and interior trades.
03
For owners. You get a budget organized by CSI MasterFormat division with clear assumptions, useful for comparing contractor proposals and for deciding which alternates to carry. Confirm code items with the local building department.
Wilkes-Barre by the numbers
Wilkes-Barre's residential construction pipeline
Select a bar to compare Wilkes-Barre with the largest Pennsylvania markets we cover.
10New housing units, 2025
0.2%Of all units in the Pennsylvania cities we cover
$4MPermitted residential value
80%In multifamily buildings
New housing units permitted in 2025. Source: U.S. Census Bureau, Building Permits Survey.
This city
Wilkes-Barre
10 new housing units in 2025 (+66.7% vs 2024).
2 single-family · 8 multifamily (80%).
A small new-construction pool, so renovation quantity matters more
The U.S. Census Bureau Building Permits Survey counts 10 new privately-owned residential units permitted by the city in 2025, up from 6 in 2024 — about 67% higher, on a very small base. Eight of the 10 units were multifamily, 80% of the total, with 2 single-family. Permitted value was $4M, an average of $431,000 per unit, and the city ranked 10 of 25 among the covered Pennsylvania cities, 0.2% of the 5,912 state units. For a bidder, that means few large new-build packages and a lot of renovation, fit-out and repair work where demolition, protection and repair quantities drive the number. Multi-family scopes here are worth pricing through our multi-family estimating services, and renovation-heavy work in nearby Chester and York follows a similar pattern.
What the Wyoming Valley does to unit costs
Three local conditions show up in almost every takeoff. First, slope: lots stepping up from the river terraces need retaining walls, stepped footings and sometimes drilled piers, all measured in CY of concrete and TON of rebar rather than a lump sum. Second, ground: past mining in the valley means over-excavation, engineered fill and possible grouting, so we separate unsuitable-material handling from structural fill. Third, weather: freeze depth and a real winter drive frost-protected foundations, temporary heat and weather-protected masonry. Code items — IBC, IRC, IECC, NEC and the plumbing and fire codes — must be checked against the edition your local building department has adopted, because that edition changes insulation, egress and sprinkler scope. Contractors bidding west of here often compare notes with our State College and Altoona pages.
Services
Construction estimating services in Wilkes-Barre
We take off the trades that dominate Wilkes-Barre and Luzerne County work — sitework, concrete, masonry, roofing, framing, MEP and full residential and commercial packages.
Concrete and foundations
Footings, frost walls, slab-on-grade, stepped foundations and drilled piers where mine-scrubbed ground requires them.
CY · SF · TONMasonry and repair
Brick, block, repointing, lintel replacement and selective demolition quantities on pre-1950 city buildings.
SF · LF · EARoofing and waterproofing
TPO, EPDM, modified bitumen and shingle systems, including tear-off, insulation and flashing at parapets.
SQ · LF · SFFraming and carpentry
Wood and light-gauge framing, sheathing, blocking and rough carpentry for infill and multi-family units.
LF · SF · EAMEP systems
Plumbing, HVAC and electrical takeoffs for fit-outs and system replacement, with fixture and device counts.
LF · EA · TONResidential packages
Full takeoffs for single-family and small multi-family, including the 2 single-family and 8 multifamily units in the 2025 permit mix.
SF · EA · LSCommercial and industrial
Divisions 2 through 16 for retail, office, warehouse and light-industrial work along the I-81 corridor.
SF · CY · TONWho we provide estimates for
Who hires us in Wilkes-Barre
General contractors
You are bidding Luzerne County school, municipal and church work where prevailing wage and phased occupancy drive the number. We break divisions out so you can load labor and GCs yourself before the bid date.
Masonry and restoration subcontractors
Kingston, Forty Fort and downtown Wilkes-Barre are full of 1900–1930 brick and stone bearing-wall buildings. We count repointing, lintel replacement, through-wall flashing and scaffold square footage so your restoration bid holds.
Roofing contractors
Steep slate and low-slope membrane roofs on pre-war buildings need tear-off, deck repair and insulation thickness quantified separately. We take off per section and per detail so your material order matches the plan set.
Mechanical, electrical and plumbing trades
Retrofits in old buildings mean asbestos and lead assumptions, ceiling access and riser routing. We quantify fixtures, devices, piping and ductwork by system so you can price the tie-ins instead of guessing.
Multi-family developers
Most permitted units in the city are multi-family. We take off unit-by-unit for repeat plans and separate sitework, foundations and MEP so your pro forma carries real quantities, not square-foot allowances.
Owners and facility managers
You need a budget for capital repairs and ADA upgrades before you go to bid. We deliver a division-organized estimate with assumptions stated, useful for comparing contractor proposals and confirming scope.
Where we provide estimates
Wilkes-Barre areas and nearby communities we cover
We estimate projects across the Wyoming Valley and the surrounding Luzerne County communities. If your site is in one of these areas, the plan review and inspection path usually runs through the city or the local township office.
Central Wilkes-Barre
- Downtown Wilkes-Barre
- Public Square
- River Street
- South Main Street
- Parsons
- Miners Mills
- North End
West Side and river towns
- Kingston
- Forty Fort
- Swoyersville
- Luzerne
- Wyoming
- West Pittston
- Exeter
East Side and mountain
- Plains Township
- Laurel Run
- Bear Creek Township
- Mountain Top
- Wilkes-Barre Township
- Ashley
- Hanover Township
Property types
Types of Wilkes-Barre properties we estimate
The city's permit mix is small and heavily multi-family, with most other work being renovation and fit-out on older buildings. We price both new and existing conditions with the same division-by-division detail.
Multi-family infill
Most permitted units in the city are multi-family, and they typically land on tight lots with shared parking. We take off unit-by-unit, then separate sitework, foundations, framing and MEP so your pro forma carries real quantities.
Watch for: Repeat-unit count, corridor lengths, fire separation, riser routing.
Pre-1950 masonry buildings
Brick and stone bearing-wall buildings need repointing, lintel replacement, flashing and selective structural repair. We quantify scaffold square footage, mortar volume and steel tonnage so restoration bids hold through the winter.
Watch for: Scaffold area, lintel count, through-wall flashing, mortar type.
Roof replacement
Slate, standing-seam and low-slope membrane roofs on older buildings need tear-off, deck repair and insulation thickness taken off separately. We count per section and per detail so your material order matches the plan set.
Watch for: Tear-off layers, deck repair, R-value, flashing details.
Interior fit-out and ADA
Office, clinic and retail fit-outs in older shells require demolition, new partitions, ceilings, finishes and ADA upgrades. We quantify each system by division so you can price the work without carrying a lump-sum allowance.
Watch for: Demolition, partition types, door hardware, ADA clearances.
Mechanical and electrical replacement
Boiler, chiller, rooftop unit and service upgrades in occupied buildings need access, rigging, and asbestos and lead assumptions stated. We take off equipment, piping, ductwork and devices by system so your bid reflects the tie-ins.
Watch for: Rigging, asbestos assumptions, riser routing, phasing.
Sitework and retaining walls
Sloped lots and mine-scarred ground drive over-excavation, engineered fill, drainage and retaining walls. We quantify cut, fill, wall area and drainage runs rather than carrying a single sitework allowance.
Watch for: Over-excavation, fill volume, wall area, drainage runs.
Local factors
What changes a construction estimate in Wilkes-Barre
Estimates here move on ground conditions, code requirements and the realities of building in an old river valley. The six items below are the ones that most often change the number between concept and bid.
Code and permitting
The city enforces the Pennsylvania Uniform Construction Code, which adopts the IBC, IRC, IECC and related codes with state amendments. Plan review and inspections run through the local code office, and older buildings often trigger accessibility and egress upgrades once you change occupancy or do substantial alteration. Confirm the adopted code edition and any local amendments with the building department before you finalize the estimate.
Pennsylvania Uniform Construction Code · IBC · IRC · local code officeSoils and foundations
Anthracite mining left voids, spoil and variable fill across the Wyoming Valley, and the Susquehanna floodplain adds soft alluvium near the river. Footings may need over-excavation, engineered fill, deeper walls or rock anchors, and a geotechnical report is the only reliable way to price them. Without borings, we carry an allowance and flag it as a risk item so you can adjust after the report.
mine voids · engineered fill · geotechnical report · floodplain alluviumClimate and hazards
Design snow load in this part of Pennsylvania is significant, and freeze depth drives footing depth and frost protection. Roof ice dams, freeze-thaw on masonry and river flooding all affect detailing and cost. We quantify insulation, flashing, snow guards and drainage, and we note floodplain requirements where the site is near the Susquehanna.
ground snow load · frost depth · ice dams · floodplainLabor market
Skilled trades in the Wyoming Valley are shared with Scranton and Hazleton, and prevailing wage applies on public work. Wage rates, shift work and travel time change the labor component of every division. We use ZIP-code-adjusted RSMeans labor rates and state the assumptions so you can substitute your own crew rates.
prevailing wage · RSMeans labor rates · Scranton · HazletonSite and drainage
Steep side slopes, narrow city lots and combined storm and sanitary sewers in older neighborhoods limit staging and complicate drainage. Retaining walls, erosion control, and temporary utilities often carry more cost than the building pad. We take off wall area, drainage runs and sediment control separately so you can see where the site money goes.
retaining walls · erosion control · combined sewers · staging limitsMaterials and logistics
Most material comes from distributors along the I-81 and I-78 corridors, and delivery windows in downtown Wilkes-Barre are tight. Masonry, slate and specialty restoration materials may need longer lead times. We carry freight, storage and hoisting assumptions in the estimate and note long-lead items so your schedule and cash flow reflect them.
I-81 corridor · I-78 corridor · long-lead materials · hoistingWilkes-Barre estimating guide
How Wilkes-Barre conditions show up in a takeoff, trade by trade
Wilkes-Barre's mix of century-old masonry buildings, steep hillside lots, and a small but steady flow of new residential permits shapes what you actually count on each trade. Here is how those local conditions change the line items we build into your estimate.
Sitework and earthwork
Most Wilkes-Barre sites sit on slopes that drain toward the Susquehanna, so cut-and-fill volumes and retaining wall lengths drive the numbers before any building work starts. We take off clearing by area, rock excavation by cubic yard where the plans call it out, and structural fill by compacted volume, not loose volume. Erosion and sedimentation controls get counted by linear foot of silt fence and by inlet protection each. Because the Wyoming Valley has coal-mine subsidence and variable fill in places, we flag any note about test pits or grouting as a separate line so you can price it as a unit rate rather than burying it in the general excavation. See our sitework estimating services for how we structure those items.
Framing and rough carpentry
New residential work in the city is mostly infill and small multifamily, so floor framing over basements and garages is where the takeoff gets interesting. We count joists by linear foot with rim board and blocking, sheathing by sheet with a typical 5 to 10 percent waste, and wall studs by linear foot at 16 inches on center, plus plates and headers by piece. Roof trusses are counted by each from the truss packet, not estimated from area. In older buildings being renovated, we add lines for sistering, replacement of rotted sills, and temporary shoring, because those show up in the field even when they are not drawn. Our framing estimating services covers both new and renovation takeoffs.
MEP systems
Wilkes-Barre projects connect to utility service that is often older than the building, so we take off service entrance conductors, meter banks, and panelboards by each, and branch wiring by device and by linear foot of conduit and cable. Plumbing is counted by fixture, by linear foot of pipe by material and size, and by each fitting, with separate lines for gas piping and for backflow prevention where required. HVAC is counted by ton of cooling, by linear foot of duct by size, and by each diffuser, register, and thermostat. Because Pennsylvania follows a residential code with its own energy provisions, insulation and ventilation values matter to the mechanical takeoff. Our MEP estimating services page shows how we separate these divisions.
Concrete and foundations
Foundation walls on these hillside lots are often stepped, which means more formwork corners and more wall lengths than the plan footprint suggests. We count continuous footings by linear foot, spread footings by each, and foundation walls by square foot of contact area, then apply a typical 5 to 10 percent waste factor to concrete volume. Anchor bolts, sill seal, and damp-proofing are separate lines because they are commonly missed. Interior slabs on grade are taken off by square foot with thickened edges and control joints counted separately. If the geotech report calls for undercut and replacement, that volume goes in as its own line. Our foundation estimating services page shows the checklist we use.
Roofing
Steep-slope roofs on the valley's older housing stock mean more squares, more valleys, and more flashing than a simple area calculation suggests. We take off field shingles by square, underlayment by square, ice and water shield by linear foot along eaves and valleys, and drip edge by linear foot. Ridge and hip caps are counted separately. On flat or low-slope sections, we count membrane by square, insulation by square, and terminations by linear foot. Roof drains, scuppers, and overflow scuppers are each counted, since they are a common omission on commercial bids near Public Square. If the roof is being replaced over existing sheathing, we add a line for sheathing replacement at a stated percentage. Our roofing estimating services page lists the standard items.
Scope gaps we see on Wilkes-Barre bids
- Rock excavation left as a note instead of a unit rate, so the contractor absorbs whatever the hillside produces.
- Underpinning and temporary shoring on renovations near older masonry walls, not drawn but required in the field.
- Erosion and sedimentation control maintenance beyond the initial installation, including inlet cleaning after each storm.
- Roof sheathing replacement percentage omitted when re-roofing over existing layers on older homes.
- Utility coordination and trench backfill for new service laterals, often shown on the civil sheet but not the architectural.
- Testing and inspection fees for concrete, soils, and welding, which are owner costs on some bids and contractor costs on others.
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 Wilkes-Barre project
- Read the full setArchitectural, structural, civil and MEP drawings, the geotechnical report and every addendum.
- Check Wilkes-Barre 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 Wilkes-BarreMaterial 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: three-story wood-frame multifamily building on a sloped lot
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 03 30 00 | Footing concrete, 24 in. wide x 12 in. deep | 38 | cy |
| 03 30 00 | Foundation wall concrete, 8 in. thick | 52 | cy |
| 05 12 00 | Structural steel lintels over openings | 640 | lb |
| 06 10 00 | 2x6 wall studs at 16 in. o.c. | 4,850 | lf |
| 06 10 00 | Floor joists, 2x10 at 16 in. o.c. | 3,200 | lf |
| 07 30 00 | Asphalt shingles, steep slope | 42 | sq |
| 09 29 00 | Gypsum wallboard, 1/2 in., walls and ceilings | 18,400 | sf |
| 23 31 00 | Rectangular ductwork, all sizes | 1,150 | lf |
Worked example: footing concrete for a Wilkes-Barre multifamily building
This example uses illustrative dimensions for a continuous strip footing on a sloped lot. The goal is to show how a plan dimension becomes a priced quantity, and where waste and over-excavation enter the math.
Assume a rectangular building 60 ft by 34 ft with a continuous footing under all four walls, plus one interior bearing wall running the 34 ft direction. The footing is 24 in. wide and 12 in. deep. The lot slopes, so the downhill wall sits 3 ft lower than the uphill wall, but the footing length is unchanged.
Step 1: total footing length. Perimeter = 2 x (60 + 34) = 188 lf. Add one interior bearing line = 34 lf. Total = 222 lf.
Step 2: cross-section area. 24 in. = 2.0 ft; 12 in. = 1.0 ft. Area = 2.0 x 1.0 = 2.0 sf.
Step 3: neat volume. 222 lf x 2.0 sf = 444 cf. Divide by 27 cf/cy = 16.44 cy.
Step 4: waste and over-excavation. A typical waste factor for formed footings is 5 to 10 percent. Using 7 percent: 16.44 x 1.07 = 17.59 cy. Because the footing steps down the hill, add 3 cy for the deeper sections and any over-excavation shown on the sections. Total order quantity = 20.59 cy, rounded to 21 cy.
| Step | Calculation | Result | Unit |
|---|---|---|---|
| Footing length | 2 x (60 + 34) + 34 | 222 | lf |
| Cross-section area | 2.0 ft x 1.0 ft | 2.0 | sf |
| Neat volume | 222 x 2.0 ÷ 27 | 16.44 | cy |
| Waste at 7% | 16.44 x 1.07 | 17.59 | cy |
| Step and over-excavation | added per section | 3.00 | cy |
| Order quantity | 17.59 + 3.00 | 20.59 | cy |
The same sequence applies to wall concrete, slab on grade, and any mat or pile cap. Keep the waste factor visible as its own line so the reviewer can see it. For a full foundation takeoff, see our foundation estimating services page.
FAQ
Wilkes-Barre construction estimating questions
How do you handle the hillside lots common in Wilkes-Barre?
We take off retaining walls, stepped footings, and extra foundation wall height as separate lines rather than averaging them into the footprint. Cut and fill volumes are computed from the grading plan where one exists, and where it does not, we list the assumption and the unit rate so you can adjust it. Sloped sites also change the drainage scope, so we count trench drains, area drains, and downspout extensions by linear foot. Confirm the geotechnical recommendations with the local building department before finalizing excavation quantities.
What code editions apply to a Wilkes-Barre project?
Pennsylvania adopts a statewide code family that includes the IBC, IRC, IECC, and the NEC, but the edition in force changes over time and local amendments can apply. We do not guess the edition. We build the takeoff from the drawings and specifications you send, and we note where a code-driven item, such as fire separation or stair enclosure, affects quantities. Always confirm the adopted edition and any city amendments with the Wilkes-Barre building department before you rely on a code-related quantity.
Do you take off both new construction and renovation?
Yes. Renovation takeoffs in the Wyoming Valley often include selective demolition, shoring, and replacement of concealed framing that is not fully documented. We count demolition by area and by unit, add allowances for unforeseen conditions where the drawings call for them, and separate new work from repair work so your pricing is clear. For older masonry buildings, we also count lintel replacement, repointing, and flashing by linear foot. Send the existing-condition drawings along with the proposed plans if you have them.
How do you price labor for this area?
We use ZIP-code-adjusted material and labor pricing, so the rates reflect the Wilkes-Barre market rather than a national average. That adjustment applies to trade labor hours, equipment, and material costs. Where a specific subcontractor quote is available, we can plug it in as a lump sum and keep the rest of the takeoff at market rates. The estimate is organized by CSI MasterFormat division so you can compare our numbers against your own historical costs line by line.
What is the turnaround time for a Wilkes-Barre estimate?
Most projects are returned in 24 to 48 hours. Rush service is available for bid deadlines that fall sooner. Turnaround depends on the completeness of the documents: a full set with architectural, structural, and MEP sheets takes longer than a partial set, and a renovation with existing conditions takes longer than new construction of the same size. If you send plans with a bid date, tell us the date and we will confirm whether the schedule works before we start.
What format do you deliver the takeoff in?
We deliver Excel and PDF, organized by CSI MasterFormat division, with marked-up plan sets showing what was counted. The Excel file includes quantities, units, and line notes so you can sort, filter, and add your own pricing. The marked-up PDFs let you trace each quantity back to the sheet it came from. If your estimating software imports a specific format, tell us and we will match the column structure where possible.
Can you break out quantities for a specific subcontractor bid?
Yes. If you are bidding the concrete package, we can deliver a takeoff limited to Divisions 03 and 05 with the detail that concrete subcontractors expect: footing and wall volumes, formwork area, reinforcing by size and weight, and anchor bolts by count. The same applies to roofing, framing, and MEP scopes. Breaking the takeoff out this way keeps the bid package clean and reduces the back-and-forth during bid leveling.
Where does the permit data on this page come from?
The permit figures come from the U.S. Census Bureau Building Permits Survey for 2025, which counts new privately-owned residential units permitted by the city itself. The survey does not include commercial, industrial, or renovation permits, so the numbers understate total construction activity in Wilkes-Barre. Use them as a signal of residential volume, not as a full measure of the market. For commercial and institutional work, review the local permit log or contact the city code office directly.
Do you cover projects outside the city limits?
Yes. We cover Wilkes-Barre and the surrounding region, including projects in Luzerne County and nearby cities such as Scranton and Hazleton. We also produce estimates for other Pennsylvania markets, including York, State College, Chester, Norristown, Easton, and Altoona. If your project is in a neighboring township, the pricing adjustment still applies by ZIP code, and the takeoff structure is the same. Send the address with the plans so we can confirm the location.
What documents do you need to start a takeoff?
Send the architectural, structural, civil, and MEP drawings, the specifications, and any addenda issued to date. A geotechnical report helps on foundation work, and a survey helps on sitework. If the set is incomplete, tell us which sheets are missing and we will note the assumptions in the estimate. Marked-up plan sets are returned with the takeoff so you can see exactly which sheets were used for each quantity.
Other Pennsylvania cities we cover
Popular services in Wilkes-Barre
Send your Wilkes-Barre project plans for a quote
Send your plans and specifications and we will return a CSI-organized takeoff in 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.