If you search for quantity surveyor services, you likely work with UK, Australian, or Canadian QS terminology and need measured quantities and pricing for a U.S. project. We provide that service in the format U.S. contractors, developers, architects, and owners expect: line items organized by CSI MasterFormat division, measured in U.S. customary units, priced with ZIP-code-adjusted material and labor rates. You send PDFs or native files; we return Excel workbooks, PDF summaries, and marked-up plan sets in 24–48 hours for most projects.
- 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 takeoff is not a black-box number. Each line shows the drawing sheet it came from, the spec section that governs it, the measured quantity, and the unit. For example, concrete footings are measured in LF and converted to cubic yards using the dimensions on the foundation plan, while formwork is measured separately in square feet so you can see the labor and material split. We use Bluebeam Revu for markup, PlanSwift for on-screen takeoff, and RSMeans data for unit cost pricing. If you have Cubit files, we can work from those exports as well.
This service overlaps with our quantity takeoff services and construction cost estimating services, but it is built for clients who need a QS-style measured bill of quantities rather than a bid-ready estimate. If you need a second opinion on an existing estimate, see our estimate review and second-opinion audit. For early-stage budgets, start with cost planning and feasibility studies.
As a quantity surveying company, we support bid preparation and scope of work reviews across CSI divisions, including Division 03 concrete, Division 05 metals, Division 09 finishes, Division 22 plumbing, and Division 26 electrical. We also provide construction estimator services and quantity takeoff and estimating for subcontractor takeoff services, with parametric estimating available when drawings are incomplete. We track addendum and AIA G702 schedule of values requirements, and our takeoff software supports MasterFormat 2020. For safety and site logistics, we reference OSHA guidance where it affects quantities.
What our outsourced quantity surveying includes
We measure and price the work shown in your drawings and specifications. The output is a bill of quantities by CSI MasterFormat division, with quantities traceable to sheet references. We do not design, specify, or approve substitutions. If a detail is unclear, we flag it as an RFI item rather than assume.
Concrete & Formwork
Footings, walls, slabs, and elevated decks measured in CY, with formwork and rebar separated in SF and LF.
CY · SF · LFMasonry & Stone
CMU and brick veneer wall area, mortar, grout, reinforcement, and flashing measured by wall type.
SF · LF · EAStructural Steel
Columns, beams, joists, and decking measured by member size and tonnage, with connections counted.
TON · EA · SFRough Carpentry
Framing lumber in MBF, sheathing in SF, blocking in LF, and trusses by count and span.
MBF · SF · LFThermal & Moisture
Insulation, air barrier, roofing membrane, flashing, and sealants measured by area and linear feet.
SF · LF · EAOpenings & Glazing
Doors, frames, hardware sets, and glazing measured by type, size, and count, with fire ratings noted.
EA · SFFinishes
Drywall, flooring, base, paint, and ceilings measured by room and finish schedule, with waste factors applied.
SF · LF · EAMEP Rough-In
Plumbing, HVAC, and electrical quantities measured by fixture, linear feet of pipe, and device count.
EA · LF · TONWhat every quantity surveyor takeoff includes
- Measured quantities by CSI MasterFormat division (Divisions 01–49 as applicable)
- Unit rates for material and labor, ZIP-code adjusted
- Formwork, shoring, and rebar separated from concrete volume
- Masonry wall area, brick veneer, mortar, and grout quantities
- Structural steel tonnage by member size, including decking
- Rough carpentry framing (MBF), sheathing (SF), and blocking (LF)
- Thermal and moisture: insulation, air barrier, roofing, flashing
- Openings: doors, frames, hardware sets, and glazing
- Finishes: drywall, flooring, base, paint, and ceilings
- Plumbing, HVAC, and electrical rough-in quantities
- Sitework: cut/fill, paving, curb, and storm drainage
- Marked-up plan sets and Excel/PDF deliverables
How we take off your project
- Document review and setupWe log the drawing set, note the latest revision date, and confirm the spec sections you want priced. We set up a PlanSwift file with the architectural, structural, and MEP sheets aligned. If you provide a BIM model, we link it to our [BIM estimating services](/bim-estimating-services/) workflow. We also verify that the drawings are at a consistent scale and that all sheets listed on the cover sheet are present. Missing sheets are noted as RFI items before we proceed.
- Quantity extraction by tradeWe measure concrete footings in LF and convert to CY using the dimensions on S-101, then measure formwork in SF separately. For masonry, we measure wall area in SF and deduct openings larger than 10 SF. Rebar is taken off by bar size and lap length from the structural notes. We follow a standard sequence: foundations, vertical structure, horizontal structure, envelope, interiors, and MEP. Each quantity is tagged with the sheet number and grid line for traceability.
- Pricing and waste factorsWe apply ZIP-code-adjusted material and labor rates from RSMeans data. Waste factors are added as separate lines: typically 5–10% for rebar, 5% for concrete, 10% for drywall, and 7–10% for roofing. You can see and adjust each factor. We also include sales tax where applicable and note any prevailing wage requirements. If you have your own productivity rates or supplier quotes, we can incorporate them into the pricing.
- Quality check and RFI logA second estimator cross-checks quantities against the drawings, focusing on common misses like wall openings, roof penetrations, and fire-rated assemblies. We produce an RFI log listing unclear details so you can resolve them before pricing. The check includes a comparison of our quantities to any provided by the design team, and a review of the spec sections for items that are specified but not shown on the drawings. Discrepancies are flagged with a recommended action.
- Deliverable assemblyWe organize the bill of quantities by CSI MasterFormat division in Excel, with a PDF summary and marked-up plan sets. Each line includes the quantity, unit, unit rate, and total. The workbook is structured so you can sort by division or trade. We also include a basis of estimate document that states the pricing date, RSMeans data version, and any assumptions. Marked-up plans are color-coded by trade for easy review.
- Review and supportAfter delivery, we schedule a review call to walk through the bill of quantities and answer your questions. We can adjust quantities or pricing based on your feedback, and we provide a revised deliverable within one business day. If you need ongoing support, we offer a [dedicated construction estimator](/dedicated-construction-estimator/) who can attend project meetings and update the estimate as the design evolves. We also provide a [change order estimating](/change-order-estimating/) service for scope changes after the initial takeoff.
What we need from you
- Drawing setPDF or native files of architectural, structural, civil, and MEP sheets. Include the latest revision and any addenda.
- SpecificationsProject manual or spec sections, especially Divisions 03–09, 22, 23, and 26. We need to know material types and installation requirements.
- Schedule of finishesRoom finish schedule and door/window schedules. These drive quantities for flooring, paint, and openings.
- Site plan and surveyGrading plan, utility plan, and survey with spot elevations. Needed for cut/fill, paving, and site utilities.
- Project locationZIP code or city and state for material and labor pricing adjustments.
- Bid date or deadlineLet us know your deadline so we can schedule turnaround. Rush service is available.
Sample bill of quantities
Below is an excerpt from a mid-size commercial project. Quantities are illustrative and show the level of detail you receive.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 03 30 00 | Concrete, slab-on-grade, 5" thick, 4000 psi | 18,400 | SF | S-101 |
| 03 30 00 | Concrete, elevated slab, 8" thick, 4000 psi | 9,200 | SF | S-102 |
| 04 20 00 | CMU wall, 8" normal weight, reinforced | 12,500 | SF | A-201 |
| 05 12 00 | Structural steel, W12×26 beams | 18.5 | TON | S-301 |
| 06 10 00 | Wood framing, 2×6 studs at 16" o.c. | 8.2 | MBF | A-202 |
| 07 21 00 | Batt insulation, R-19, walls | 12,500 | SF | A-501 |
| 08 11 13 | Hollow metal door, 3'-0" × 7'-0" | 24 | EA | A-601 |
| 09 29 00 | Gypsum board, 5/8" type X, walls | 22,000 | SF | A-401 |
| 09 30 13 | Ceramic tile, floors | 3,200 | SF | A-402 |
| 22 11 16 | Domestic water piping, type L copper | 1,850 | LF | P-101 |
| 23 31 00 | Ductwork, galvanized steel, rectangular | 4,200 | LB | M-101 |
| 26 05 19 | Conduit, EMT, 3/4" | 6,500 | LF | E-101 |
Units of measure we use
We measure in U.S. customary units and state the drawing reference for each quantity. The table below shows the units you will see in our bill of quantities.
| Item | Unit | How it's measured |
|---|---|---|
| Concrete, earthwork, fill | CY | Volume from plan dimensions; footing length × width × depth ÷ 27 |
| Formwork, drywall, flooring, roofing, paint | SF | Area from plan or elevation; openings deducted above a threshold |
| Piping, conduit, base, joint sealants | LF | Linear run measured along centerline on plan or riser diagram |
| Fixtures, doors, windows, equipment | EA | Counted from schedules, plans, and details |
| Structural steel, rebar | TON | Weight calculated from member sizes and lengths; laps included |
| Lumber | MBF | Board feet from framing plans; nominal sizes used |
| Roofing membrane | SQ | 100 SF per square; waste factor applied separately |
| Coatings | GAL | Coverage rate from manufacturer data; number of coats specified |
| Labor | HR | Labor hours from RSMeans data or your productivity rates |
Worked example: takeoff of a concrete footing and stem wall
This example shows how we measure a continuous footing and stem wall from a foundation plan. The dimensions are illustrative and do not represent a specific project. We use Bluebeam Revu for markup, PlanSwift for quantity extraction, and RSMeans data for pricing. All quantities are organized by CSI MasterFormat division.
Given:
- Footing: 24" wide × 12" deep, total length 180 LF (measured along grid line A–1 to A–7)
- Stem wall: 8" thick × 4' high, same length
- Waste factor: 5% for concrete
- Rebar: #4 bars, 10% waste
Step 1 — Footing volume
- Convert dimensions to feet: 24" = 2.0', 12" = 1.0'
- Cross-sectional area = 2.0' × 1.0' = 2.0 SF
- Volume = 2.0 SF × 180 LF = 360 CF
- Convert to CY: 360 CF ÷ 27 = 13.33 CY
Step 2 — Stem wall volume
- Thickness = 8" = 0.667'
- Cross-sectional area = 0.667' × 4.0' = 2.668 SF
- Volume = 2.668 SF × 180 LF = 480.2 CF
- Convert to CY: 480.2 CF ÷ 27 = 17.79 CY
Step 3 — Total concrete volume
- Footing + stem wall = 13.33 + 17.79 = 31.12 CY
Step 4 — Formwork area
- Footing sides: 2 sides × 1.0' high × 180 LF = 360 SF
- Stem wall sides: 2 sides × 4.0' high × 180 LF = 1,440 SF
- Total formwork = 1,800 SF
Step 5 — Rebar
- Footing: 4 #4 bars continuous, plus #4 stirrups at 12" o.c.
- Longitudinal: 4 bars × 180 LF = 720 LF
- Stirrups: (180 LF ÷ 1 LF) + 1 = 181 EA; each stirrup length ≈ 2' (perimeter) → 362 LF
- Total #4 rebar = 720 + 362 = 1,082 LF
- Weight: #4 bar = 0.668 lb/LF → 1,082 × 0.668 = 723 lb = 0.36 TON
- Add 10% waste: 0.36 × 1.10 = 0.40 TON
Step 6 — Apply waste to concrete
- Concrete with 5% waste: 31.12 CY × 1.05 = 32.68 CY
Step 7 — Summary
- Concrete: 32.68 CY
- Formwork: 1,800 SF
- Rebar: 0.40 TON
This level of detail lets you see exactly how each quantity was derived and adjust waste factors or dimensions as needed. For a complete bill of quantities with ZIP-adjusted pricing, send us your drawings. If you need to track changes after the initial takeoff, our change order estimating service can update quantities as the design evolves. For projects requiring ongoing cost control, we also offer project cost control and reporting.
What drives cost in a quantity surveying company estimate
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Material selection
Structural system choice (steel vs. concrete vs. wood) changes both material and labor. For example, a steel frame may reduce foundation cost but adds fireproofing. We price the specified system and note alternatives. Material grades, finishes, and manufacturer selections also affect unit rates. We use RSMeans data and local supplier quotes to refine pricing for specific products.
Structural system choice (steel vs. concrete vs. wood) changes both material and labor. For example, a steel frame may reduce foundation cost but adds fireproofing. We price the specified system and note alternatives. Material grades, finishes, and manufacturer selections also affect unit rates. We use RSMeans data and local supplier quotes to refine pricing for specific products.
Soil bearing capacity, water table, and access affect earthwork, dewatering, and foundation design. A geotechnical report is essential for accurate CY of cut/fill and backfill. We also consider laydown areas, temporary roads, and utility relocations. If the site is tight, we add allowances for hand excavation and shoring. These factors can increase sitework cost by 15–25%.
Union vs. open shop, prevailing wage, and local productivity affect labor hours. We adjust RSMeans data with ZIP-code factors and your input on labor rates. For prevailing wage projects, we apply Davis-Bacon rates or state equivalents. Overtime and shift work are priced separately. Labor availability can also affect crew sizes and durations, which we reflect in the estimate.
Fire ratings, seismic zones, and energy code affect material quantities (e.g., fire-rated drywall, insulation R-values). Confirm the adopted code edition with the local building department. For example, IECC climate zone determines insulation thickness, and seismic design category affects rebar detailing and hold-downs. We review the code summary on the drawings and adjust quantities accordingly.
Accelerated schedules may require overtime or shift work, increasing labor cost. Long-lead items may need expedited freight. We can include these as separate allowances. Phased occupancy may require temporary partitions and separate utility connections. We also consider seasonal restrictions, such as winter heating and temporary enclosures. These factors are priced as general conditions or separate line items.
Typical waste ranges: 5–10% for rebar, 5% for concrete, 10% for drywall, 7–10% for roofing. We apply them as visible lines so you can adjust based on your crew's experience. Waste factors vary by material and installation method; for example, tile waste can be 10–15% for complex layouts. We also account for packaging and breakage.
Material prices for steel, lumber, and copper can fluctuate significantly. We use the latest RSMeans data and note the pricing date. For long-duration projects, we can include escalation allowances or commodity index adjustments. We also monitor tariffs and supply chain disruptions that may affect lead times and costs. You can request a sensitivity analysis for key materials.
Common scope gaps we catch
These items are frequently missed in takeoffs and estimates. We flag them so you can include them in your bid or budget.
- Formwork and shoring are often lumped into concrete volume. We separate them because formwork can be 40–60% of the concrete cost. We measure formwork area in SF and price it separately.
- Rebar lap lengths and waste are sometimes ignored. We calculate laps from the structural notes and add a typical 5–10% waste factor. This can add 1–2 tons on a mid-size project.
- Wall openings affect drywall, insulation, and paint quantities. We deduct openings larger than 10 SF and add for corner bead and trim. Missing this overstates finishes by 5–8%.
- Fire-rated assemblies require firestopping and fire dampers. These are often in Division 07 or 23 but missed in takeoff. We cross-check the life safety plan and spec sections.
- Roof penetrations, curbs, and flashing are not just roofing. They require coordination with mechanical and electrical. We measure flashing in LF and include curb details from the roof plan.
- HVAC duct insulation and vibration isolation are often omitted. We include them based on the mechanical spec and detail drawings. They can add 10–15% to the mechanical cost.
- Electrical conduit fill and wire derating affect wire size and quantity. We review the panel schedules and feeder schedules to ensure conduit and wire quantities match the design.
- Site utility connections and tap fees are sometimes excluded. We include them as allowances if the utility company has not provided a quote. Confirm fees with the local utility.
- Temporary facilities and general conditions are not always in the scope. We can include them as a separate division if you provide the requirements.
- Sales tax on materials and prevailing wage impacts vary by state. We apply the appropriate rate based on the project location. For state-specific pages, see [Texas](/texas-construction-estimating-services/), [California](/california-construction-estimating-services/), [Florida](/florida-construction-estimating-services/), [New York](/new-york-construction-estimating-services/), or [North Carolina](/north-carolina-construction-estimating-services/).
- Freight and delivery for long-lead items can be significant. We add allowances for items like switchgear, elevators, and custom millwork.
- Testing and inspection allowances are often overlooked. We include a line item for special inspections, concrete testing, and commissioning if required by spec.
Material options and cost drivers
Material selection significantly impacts cost. This table compares common options for structural and envelope systems, showing typical units and key cost drivers.
| Material / system | Common unit | Typical waste factor | Key cost drivers |
|---|---|---|---|
| Cast-in-place concrete | CY | 5% | Formwork complexity, reinforcement density, pump vs. crane, finish requirements |
| Structural steel | TON | 3–5% | Connection details, fireproofing, erection labor, galvanizing |
| Wood framing | MBF | 5–10% | Lumber species and grade, spans, sheathing type, labor productivity |
| CMU masonry | SF | 5–8% | Wall height, reinforcement, grout fill, scaffolding, finish |
| Brick veneer | SF | 7–10% | Pattern, mortar color, ties, flashing, shelf angles |
| Metal stud framing | SF | 10% | Gauge, spacing, height, bracing, openings |
| Gypsum board | SF | 10% | Thickness, type (X, moisture-resistant), layers, finish level |
| TPO roofing | SQ | 7–10% | Membrane thickness, attachment method, insulation, flashing details |
| Copper piping | LF | 5% | Diameter, wall thickness, fittings, joining method, insulation |
Codes and standards that affect quantities
Model codes
Model codes set minimum requirements that directly change material quantities. The IBC and IRC govern structural, fire, and life safety provisions. For concrete, ACI 318 is referenced for reinforcement details, which affects rebar tonnage. The IECC sets insulation R-values and air barrier requirements by climate zone, changing insulation and sealant quantities. The NEC dictates conduit fill and wire sizing, impacting electrical counts. The IPC and UPC set pipe sizing and fixture counts. NFPA 13 governs sprinkler layout, affecting pipe and head quantities. Confirm the adopted code edition with the local building department, as editions vary by jurisdiction.
Industry standards
Industry standards provide measurement and installation rules that estimators must follow. ACI 318 and ACI 301 detail concrete construction and formwork. ASTM standards cover material specifications (e.g., ASTM A615 for rebar, ASTM C90 for CMU). SMACNA standards govern ductwork fabrication and installation, affecting sheet metal quantities. GA-216 provides drywall installation requirements, including fastener spacing and joint treatment. NRCA guidelines cover roofing installation, including flashing and membrane attachment. These standards influence waste factors, overlap, and accessory quantities.
Specification sections
Specification sections define the scope and quality of work. For concrete, Section 03 30 00 states mix designs, reinforcement, and finish requirements. Section 04 20 00 covers CMU, including reinforcement and grout. Section 05 12 00 defines structural steel, including connections and fireproofing. Section 06 10 00 covers rough carpentry, including framing and sheathing. Section 07 21 00 specifies insulation, including R-values and installation. Section 08 11 13 details hollow metal doors and frames. Section 09 29 00 covers gypsum board, including types and finishes. Section 22 11 16 specifies plumbing piping materials. Section 23 31 00 defines ductwork, including insulation. Section 26 05 19 covers conduit and wire. Estimators must read these sections to capture all specified components, as omissions lead to scope gaps.
Local amendments
Local jurisdictions often amend model codes, changing requirements that affect quantities. For example, some areas require stricter energy codes, increasing insulation thickness. Seismic zones may require additional rebar and hold-downs. Fire codes may mandate sprinklers in more building types. Wind-borne debris regions require impact-resistant glazing. These amendments vary by state, county, and city. Always confirm the adopted code edition and local amendments with the local building department before finalizing quantities. We review the code summary on your drawings and adjust the takeoff accordingly. For a detailed review of your estimate against code requirements, consider our estimate review and second-opinion audit service. If you need ongoing cost control, see our project cost control and reporting.
Who uses our quantity takeoff for contractors
General contractors
You need accurate quantities to price a hard bid or negotiate a contract. Our bill of quantities gives you a defensible basis for your number and helps you identify scope gaps before you commit.
Subcontractors
You want to verify quantities in your trade before submitting a bid. We provide trade-specific takeoffs with marked-up plans so you can see exactly what we measured and where.
Developers
You need a reliable cost baseline for pro formas and construction loans. Our estimate helps you compare bids and track changes. For ongoing cost control, see [project cost control and reporting](/construction-cost-control/).
Architects
You want to check that your design is within the owner's budget. We provide elemental cost breakdowns and can review your design against cost targets. For early-stage budgets, see [cost planning and feasibility studies](/feasibility-study-estimating/).
Owners
You need an independent estimate to validate contractor pricing. Our second-opinion audit can review an existing estimate and identify missing scope. See [estimate review and second-opinion audit](/estimate-review-services/).