A plumbing estimate fails at bid time for one of two reasons: the fixture count is wrong, or the pipe runs are measured off the wrong sheet. We take off Division 22 from the plumbing plans, riser diagrams, and specs — fixture counts by rough-in type, DWV by material and size, domestic water by material and size, plus the gas, vent, and specialty systems that ride with the plumbing contract. Our plumbing takeoff services follow CSI MasterFormat sections 22 00 00 plumbing, 22 10 00 plumbing piping, 22 30 00 plumbing equipment, and 22 40 00 plumbing fixtures so nothing in the plumbing scope is left uncounted. If your scope crosses into hydronics or process piping, our Piping Estimating Services page covers that package. For the full MEP set, start at MEP Estimating Services.
- Deliverable
- Excel estimate + marked-up PDF plans
- Organized by
- CSI MasterFormat section
- Turnaround
- 24–48 hours for most projects
- Pricing
- ZIP-code-adjusted material and labor pricing
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
We work in Bluebeam Revu and PlanSwift with RSMeans data, priced to your ZIP code. Deliverables are Excel and PDF, organized by CSI MasterFormat division, with marked-up plan sets so you can see exactly which fixture or pipe run each line came from. Most projects turn in 24–48 hours; rush is available when your bid date moves. Every takeoff includes a bill of materials, pipe sizing checks against the fixture schedule, and a submittal-ready line list you can hand to your purchasing desk. Our plumbing bid preparation covers pipe takeoff, fitting takeoff, valve takeoff, fixture takeoff, hanger and support takeoff, and insulation takeoff, with labor and material pricing built into each line.
You need this when a plumbing scope lands on your desk with a due date and no in-house estimator has capacity, when you are the GC and need a check number against a subcontractor's quote, or when you are an owner or developer testing a budget before design is complete. We do not guess at jurisdiction-specific code requirements — we flag them for your local building department to confirm. For sanitary drainage and vent systems, we check slope and DFU counts against the fixture schedule before the numbers leave our desk.
If your package also includes ductwork, hydronic equipment, or power and lighting, our Mechanical Estimating Services, HVAC Estimating Services, and Electrical Estimating Services pages cover those scopes. Regional work is handled the same way, with ZIP-code-adjusted pricing and the same marked-up plan sets; see our Texas estimating and California estimating pages for how we approach those markets. To start a takeoff, send the plans and specs through Get an estimate.
What the Division 22 plumbing takeoff covers
The takeoff follows CSI MasterFormat Division 22 sections from 22 05 00 through 22 45 00, plus the Division 21, 23, and 31/33 interface items that touch the plumbing contract. Every line carries a spec section, a unit, and a sheet reference. Where the drawings show a fixture but the schedule omits the carrier, we note it rather than assume.
Fixture Takeoff
Count and price water closets, urinals, lavatories, sinks, drinking fountains, showers, and tubs by rough-in type and trim.
EADWV Piping
Measure drain, waste, and vent pipe runs by material (PVC, ABS, cast iron, copper) and size from 1-1/2 in through 4 in and larger.
LFDomestic Water
Take off water mains, risers, branches, and stops by material and size, including fittings, valves, and pressure-reducing valves.
LF · EAWater Heaters
Price gas, electric, and indirect water heaters with venting, expansion tanks, pans, and recirculation pumps.
EAGas Piping
Measure gas piping from meter to appliances with regulators, sediment traps, and shutoffs, sized per code.
LF · EAUnderground Rough-In
Quantify excavation, bedding, backfill, sleeves, and thrust blocks for below-slab and exterior plumbing runs.
CY · LF · EASpecialty Systems
Take off backflow preventers, grease interceptors, sump pumps, and specialty valves with testable assemblies.
EAHangers & Supports
Count hangers, supports, and seismic restraints by pipe size and spacing per code and spec.
EAWhat every plumbing estimating takeoff includes
- Water closets, urinals, lavatories, sinks, and drinking fountains by type and rough-in
- Showers, tubs, and tub/shower combinations with mixing valves and drain assemblies
- Floor drains, floor sinks, and trench drains with trap primers and sediment buckets
- DWV pipe runs by material and size, 1-1/2 in through 4 in and larger
- Vent piping, vent stacks through roof, and air admittance valves where allowed
- Domestic water piping by material and size, including mains, risers, branches, and stops
- Water heaters — gas, electric, or indirect — with venting, expansion tanks, and pans
- Recirculation pumps, booster pumps, and pressure-reducing valves
- Backflow preventers (RPZ, DCVA) and testable valve assemblies
- Gas piping from meter to appliances with regulators, sediment traps, and shutoffs
- Underground rough-in: excavation, bedding, backfill, sleeves, and thrust blocks
- Hangers, supports, and seismic restraints by pipe size and spacing
How we prepare a plumbing estimate for contractors
- Fixture count and cross-checkWe count every fixture from the floor plans and cross-check against the fixture schedule and riser diagram. Wall-hung versus floor-mounted, top spud versus flush valve, and carrier type are recorded per fixture, because each changes the rough-in labor and the carrier line. Any fixture on plan but missing from the schedule is flagged before pricing.
- DWV routing and sizingWe trace the building drain, building sewer, and horizontal branches on the underground and floor plans, then the vertical stacks on the riser. Pipe is measured by material and size — cast iron no-hub, PVC, or ABS — with fittings, vent stacks, and roof penetrations taken as separate lines. DFU totals are summed to verify the building drain size shown.
- Domestic water and gasDomestic water is measured from the entry point through mains, risers, and branches to fixture stops by material and size — Type L copper, PEX, or CPVC. Gas piping is traced from the meter to each appliance, with regulators, sediment traps, and shutoffs counted. WSFU totals are summed to check the water main and riser sizes against the schedule.
- Underground and specialty systemsUnderground rough-in is measured from the civil and plumbing plans: trench length, width, and depth for excavation, bedding, and backfill, plus sleeves and thrust blocks. Specialty items — grease interceptors, acid neutralization, lab waste, and storm drainage leaders — are taken off from the schedules and details, with the Division 03 and 31/33 interface lines called out.
- Pricing and assemblyQuantities are priced with RSMeans data adjusted to your ZIP code, with material and labor split. Pipe is priced per LF by material and size with a fitting allowance; fixtures are priced per EA with carrier and trim. Insulation, hangers, and seismic restraints are priced by size and spacing. A waste factor is applied as a visible separate line, not buried in the unit price.
- QA and deliveryA second estimator reviews the takeoff against the marked-up plans: fixture counts re-added, pipe runs re-measured on a sample of sheets, and DFU/WSFU totals re-checked. Deliverables are Excel and PDF organized by CSI MasterFormat division, with marked-up plan sets showing each fixture and pipe run. Most projects turn in 24–48 hours.
What we need from you
- Plumbing plansFloor plans, underground plans, and roof plans showing fixture locations and pipe routing.
- Riser diagramsSanitary, vent, and domestic water risers with pipe sizes and stack locations.
- Fixture scheduleFixture types, rough-in configurations, carrier requirements, and trim options.
- SpecificationsDivision 22 spec sections, including pipe materials, insulation thickness, and hanger requirements.
- Equipment schedulesWater heaters, pumps, backflow preventers, and specialty equipment with capacities and connection sizes.
- Bid date and formatYour due date for turnaround, and whether you need a labor breakdown or a material-only number.
- ZIP codeThe project ZIP code, so material and labor pricing is adjusted to the local market.
Sample plumbing material takeoff format
A partial Division 22 takeoff from a mid-size commercial project. Each line carries a CSI section, a quantity, a unit, and the sheet it was measured from.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 22 42 00 | Water closet, floor-mount, 1.28 gpf, flush valve | 48 | EA | P-101 |
| 22 42 00 | Lavatory, wall-hung, 20 × 18 in, with carrier | 52 | EA | P-101 |
| 22 13 16 | Sanitary waste, PVC Schedule 40, 3 in | 1,850 | LF | P-201 |
| 22 11 16 | Domestic water, Type L copper, 1 in | 1,240 | LF | P-301 |
| 22 33 00 | Water heater, gas, 100 gal, with expansion tank | 3 | EA | P-401 |
| 22 13 19 | Floor drain, 4 in, with trap primer | 18 | EA | P-101 |
| 22 07 00 | Pipe insulation, 1 in thick, on domestic hot water | 980 | LF | P-301 |
| 22 11 19 | Hanger, clevis, for 3 in pipe | 120 | EA | P-201 |
| 22 05 00 | Backflow preventer, RPZ, 2 in | 2 | EA | P-301 |
| 22 13 16 | Vent through roof, 3 in, with flashing | 6 | EA | P-201 |
| 22 11 16 | Hose bibb, 3/4 in, with vacuum breaker | 14 | EA | P-101 |
Units of measure in the plumbing quantity takeoff
Every line is measured in the unit the trade buys and installs in. DFU and WSFU are used to cross-check fixture counts against the riser diagram, not as a substitute for counting.
| Item | Unit | How it's measured |
|---|---|---|
| Fixtures, valves, water heaters, pumps | EA | Counted by type and rough-in configuration from the fixture schedule and floor plans |
| DWV pipe by material and size | LF | Measured along the run centerline on plan and riser, including fittings as a separate allowance |
| Domestic water pipe by material and size | LF | Measured from the entry point through mains, risers, and branches to fixture stops |
| Pipe insulation by size and thickness | LF | Measured on the same runs as the pipe, split by hot and cold and by thickness |
| Drainage fixture units | DFU | Summed from the fixture schedule to verify the building drain and sewer sizing |
| Water supply fixture units | WSFU | Summed from the fixture schedule to verify the domestic water main and riser sizing |
| Pumps and recirculation | GPM | Read from the equipment schedule, with head and control type noted |
| Water heater capacity | GAL | Read from the equipment schedule, with recovery rate and fuel type |
| Underground excavation and bedding | CY | Computed from trench length, width, and depth shown on the underground plans |
| Hangers and supports | LB | Computed from pipe size, spacing, and the hanger schedule or code table |
Worked example: plumbing cost estimate for a restroom group
This example walks through a takeoff for a single commercial restroom group with two water closets, two lavatories, one floor drain, and the associated DWV and domestic water piping. All dimensions are illustrative and do not represent a specific project. The goal is to show how a plumbing estimator moves from plan dimensions to priced quantities.
Step 1: Count fixtures from the plan and schedule.
- Water closets: 2 EA, floor-mounted, flush valve, 1.28 gpf.
- Lavatories: 2 EA, wall-hung, 20 × 18 in, with carrier.
- Floor drain: 1 EA, 4 in, with trap primer. Cross-check against the fixture schedule: all fixtures match; no missing carriers.
Step 2: Measure DWV piping. From the plan, the horizontal branch from the water closets to the stack is 12 ft of 3 in PVC. The lavatory branch is 8 ft of 1-1/2 in PVC. The floor drain branch is 6 ft of 2 in PVC. The vent stack through the roof is 10 ft of 3 in PVC. Total DWV by size:
- 1-1/2 in: 8 LF
- 2 in: 6 LF
- 3 in: 12 + 10 = 22 LF Add a 10% waste factor as a separate line: 1-1/2 in: 0.8 LF; 2 in: 0.6 LF; 3 in: 2.2 LF.
Step 3: Measure domestic water piping. From the riser diagram, the hot and cold branches to the lavatories are 15 ft each of 1/2 in Type L copper. The cold branch to the water closets is 12 ft of 1/2 in copper. Total: 1/2 in: 15 + 15 + 12 = 42 LF. Add 10% waste: 4.2 LF.
Step 4: Count fittings and specialties.
- Water closet flush valves: 2 EA.
- Lavatory faucets: 2 EA.
- Trap primers: 1 EA.
- Floor drain trap: 1 EA.
- Pipe insulation on hot water: 15 LF of 1/2 in, 1 in thick.
- Hangers: 3 in pipe at 10 ft spacing: 22 LF / 10 = 3 hangers; 1-1/2 in and 2 in at 6 ft spacing: 14 LF / 6 = 3 hangers. Total 6 hangers.
Step 5: Apply pricing. Using RSMeans data adjusted to the project ZIP code, the estimator prices each line with material and labor split. The waste factor is shown as a separate line, not buried in the unit price. The final takeoff is organized by CSI MasterFormat section (22 13 16 for DWV, 22 11 16 for domestic water, 22 42 00 for fixtures).
This example shows the level of detail in our takeoffs. For your project, send us the plans and we will apply the same process to your actual dimensions and specifications.
What drives the mechanical plumbing estimating number
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Pipe material
Cast iron no-hub costs more per LF than PVC or ABS for DWV, and Type L copper costs more than PEX or CPVC for domestic water. The spec section decides which system you price, and the material choice changes both the unit cost and the labor rate per LF.
Cast iron no-hub costs more per LF than PVC or ABS for DWV, and Type L copper costs more than PEX or CPVC for domestic water. The spec section decides which system you price, and the material choice changes both the unit cost and the labor rate per LF.
Wall-hung fixtures need carriers and blocking; floor-mounted fixtures need floor flanges and closet bolts. Top-spud versus flush-valve rough-in changes the water connection. A fixture schedule with mixed types takes longer to take off and prices higher per unit than a uniform count.
Tall buildings add riser offsets, expansion compensation on long hot water runs, and pressure-reducing valves at lower floors. Each riser offset adds fittings and labor. A 10-story stack costs more per LF than the same pipe laid horizontally on one floor.
Trench excavation, bedding, and backfill for underground plumbing can be a significant share of the plumbing number, and it is often assumed to be in the site or concrete package. The depth and soil conditions shown on the civil plans drive the CY of excavation and the bedding material.
Grease interceptors, acid neutralization, lab waste, and medical gas add equipment, venting, and testing requirements. Each specialty system carries its own spec section and inspection hold point, which adds labor for testing and documentation beyond the pipe and fixtures.
Adopted code editions vary by jurisdiction — IBC, IPC or UPC, and local amendments — and they change venting methods, trap primer requirements, and seismic restraint spacing. Confirm the adopted edition with the local building department; we flag the items that depend on it.
Plumbing labor rates vary by market; we adjust material and labor to the project ZIP code using RSMeans data. A union market with high prevailing wage will price differently than a right-to-work market for the same pipe and fixtures. The ZIP code you provide sets the labor base.
Rough-in above hard ceilings, in occupied spaces, or in tight chases adds labor for layout, coordination, and inspection access. High ceilings require lifts and additional hanger labor. These conditions are noted from the architectural plans and priced as labor adjustments.
Common scope gaps we catch in plumbing bid preparation
These are the lines that most often go missing between the plumbing drawings and the bid form. We flag each one on the marked-up plans so you can decide whether to carry it.
- Trench excavation, bedding, and backfill for underground plumbing — often assumed to be in the site or concrete package. We measure it from the civil and plumbing plans and call it out as a separate line.
- Fire-rated and smoke-rated penetration seals for DWV and vent stacks through rated assemblies. They hide in the architectural wall types and the firestop spec section, not on the plumbing sheets. We flag each rated penetration.
- Seismic restraints and hanger spacing beyond standard clevis supports on large-diameter DWV. The requirement sits in the structural or code notes, and the hanger schedule may not show it. We price it by pipe size and spacing.
- Roof drain and overflow scupper tie-ins, including flashing coordination with the roofing scope. They appear on the roof plan and the roofing details. We note the Division 07 interface so it is not double-counted.
- Expansion compensation on long hot water runs and riser offsets in tall buildings. The riser diagram shows the offsets but not the expansion loops. We add them where the run length exceeds the code threshold.
- Trap primers and their water supply piping — frequently left off floor drain counts. The floor drain schedule may list the drain without the primer. We count both and price the supply piping to each primer.
- Gas piping capacity checks, regulator sizing, and appliance connection details. The gas riser may show pipe sizes without the regulator schedule. We check the connected load against the pipe size and flag undersized runs.
- Insulation on concealed cold water lines where condensation control is specified. The insulation spec may require it on cold lines in humid spaces, but the plumbing plans do not show it. We apply it by pipe size and thickness.
- Backflow preventer and RPZ assemblies with their drain and freeze protection. The assembly is on the domestic water riser, but the drain and freeze protection are in the details. We include both in the assembly line.
- Testing, chlorination, and disinfection of domestic water systems before turnover. This is a spec requirement in Division 22 05 00, not a plan item. We add it as a separate line with the labor hours.
- Sleeves, firestop, and coordination with structural and mechanical penetrations. They are shown on the structural and mechanical sheets, not the plumbing sheets. We cross-reference the penetration schedules and count them.
- Final fixture trim, carriers, and wall-blocking coordination with drywall and tile. The trim is in the fixture schedule; the blocking is in the architectural details. We flag the blocking so it is not missed in the carpentry scope.
Pipe material systems: DWV and domestic water
The choice of pipe material for DWV and domestic water drives both material cost and labor rate. Here is how the common systems compare on the takeoff.
| System | Typical applications | Unit cost per LF (material + labor) | Takeoff notes |
|---|---|---|---|
| Cast iron no-hub (DWV) | Commercial, high-rise, areas requiring sound attenuation | Higher than PVC/ABS | Heavier, requires more hangers; coupling count is higher. |
| PVC Schedule 40 (DWV) | Residential, light commercial, above-ground drainage | Lower than cast iron | Solvent-weld joints; check local code for above-ground use. |
| ABS (DWV) | Residential, where permitted by code | Similar to PVC | Check local code acceptance; not allowed in some jurisdictions. |
| Type L copper (domestic water) | Commercial, high-pressure, hot water recirculation | Highest among common materials | Requires soldering or press fittings; more labor-intensive. |
| PEX (domestic water) | Residential, light commercial, retrofit | Lower than copper | Requires manifolds and crimp rings; check local code for potable water use. |
| CPVC (domestic water) | Commercial, hot water distribution | Between copper and PEX | Solvent-weld joints; may require special support spacing. |
Codes, standards, and spec sections that affect plumbing quantities
Plumbing takeoffs are shaped by the adopted model codes and the project specifications. The International Plumbing Code (IPC) and the Uniform Plumbing Code (UPC) are the two main model codes in the U.S., and local jurisdictions adopt one with amendments. The edition in force varies by state and city, so confirm the adopted edition with the local building department before finalizing quantities. Key code-driven items include venting methods (air admittance valves are allowed under some editions but not others), trap primer requirements for floor drains, and seismic restraint spacing for pipe supports in seismic zones. The International Building Code (IBC) and International Residential Code (IRC) also contain plumbing provisions that may supersede the plumbing code for certain occupancies. For domestic water, the Safe Drinking Water Act and local lead-free requirements affect fixture and pipe material selection. The International Energy Conservation Code (IECC) may require insulation on domestic hot water piping and sometimes on cold water lines in certain conditions. On the specification side, CSI MasterFormat Division 22 sections define the scope. Section 22 05 00 (Common Work Results for Plumbing) sets general requirements like testing, chlorination, and disinfection. Section 22 07 00 (Plumbing Insulation) specifies thickness and locations. Section 22 11 00 (Facility Water Distribution) covers domestic water piping, and 22 13 00 (Facility Sanitary Sewerage) covers DWV. Section 22 30 00 covers water heaters, and 22 40 00 covers fixtures. Section 22 45 00 covers emergency fixtures like eyewash and shower units. Where a standpipe or sprinkler system ties into the domestic main, Division 21 (Fire Protection) may apply. Water heating specified under HVAC falls under Division 23. Site utilities outside 5 ft of the building are Division 33. We flag code-dependent items in the takeoff and note where the local building department must confirm the adopted edition.
Who uses outsourced plumbing estimating
General contractors
You need a check number against the plumbing subcontractor's quote before you carry it into the bid. The takeoff gives you fixture counts and pipe quantities to compare line by line, so you can see whether the sub missed the underground or the trap primers.
Plumbing subcontractors
You have more bid invitations than estimating capacity. Sending us the plans lets you keep your estimators on the jobs you are already running, and the marked-up plans show exactly where each quantity came from if the GC asks.
Developers and owners
You are testing a budget before design is complete or comparing two contractors' numbers. The takeoff gives you a quantity-based estimate you can carry forward as the design develops, with the assumptions listed so you know what changed.
Architects and engineers
You need a cost check on a plumbing design before it goes out for bid. The takeoff shows which spec sections drive the number, so you can adjust the fixture schedule or pipe material before the documents are final.