RSMeans cost estimating turns your drawings and specifications into a line-item estimate using RSMeans data, with material and labor costs adjusted to the project ZIP code. You get quantities you can trace back to the plans, crew hours by trade, and a format that lines up with the way you buy work. We use RSMeans assemblies and unit-cost lines for the divisions that drive your budget, and we mark up the plan set so you can see where each number came from. If you already use takeoff software, our output drops into your workflow; if you are comparing tools, see our page on estimating software we work in. For specialty trades, we also produce PlanSwift takeoff services and Accubid electrical estimates.
- 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
As an outsourced RSMeans estimating company, we price the full scope from general conditions through electrical, using RSMeans line items that match your specifications. For concrete, we separate formwork (03 10 00) from cast-in-place concrete (03 30 00) and reinforcing (03 20 00) so you can see the labor driver in each. For partitions, we measure board area on both faces, then add corner bead in LF and joint compound in gallons. Every quantity is linked to the sheet it came from, and we flag any assumption that could change the number. If you need a second opinion on your own takeoff, we can provide a quantity-only check. For projects in specific states, see our Texas estimating and California estimating pages. Turnaround is 24–48 hours for most projects, with rush delivery available.
We build a cost breakdown structure by CSI division and keep the quantity takeoff separate from pricing so you can re-price the same quantities with your own unit price. Labor lines carry a productivity rate, and equipment cost is called out where it is a separate line in the data. For a bid estimate, we work from the plan sheet set and addenda you send; for a conceptual estimate, we can start from a square foot estimate and refine it as drawings develop. A location factor is applied to material and labor so the number reflects the project city, not a national average.
What our RSMeans estimating services include
We price the work you can measure, using RSMeans line items and crews. The estimate covers the divisions listed below, with quantities taken off from your drawings and cross-checked against the specifications. Where RSMeans offers multiple assemblies for the same system, we show the one that matches your spec and note the alternative in the comments.
Concrete & Formwork
Formwork contact area, reinforcing tonnage, and cast-in-place concrete volume for footings, slabs, and walls.
SF · TON · CYMasonry & Veneer
CMU wall area, brick veneer, mortar and grout volumes, and reinforcing for lintels and ties.
SF · LF · CFStructural Steel
Columns, beams, joists, metal deck, shear studs, and erection labor priced by weight and area.
TON · SF · EACarpentry & Framing
Wood framing, sheathing, blocking, and finish carpentry measured by length, area, and board feet.
LF · SF · MBFThermal & Moisture
Insulation, air barrier, roofing membrane, flashing, and sealants measured by area, square, and length.
SF · SQ · LFDoors & Windows
Hollow metal frames, doors, glazing, and hardware sets counted and priced per opening.
EA · SETFinishes
Gypsum board, tile, flooring, acoustical ceilings, and painting measured by area and length.
SF · LF · SYMEP Systems
Plumbing, HVAC, and electrical conduit, conductors, devices, panelboards, and equipment.
LF · EA · CFMWhat every rsmeans cost estimating takeoff includes
- Concrete: formwork, reinforcement, cast-in-place footings, slabs, and walls by CY, SF, and TON
- Masonry: CMU walls, brick veneer, mortar, grout, and reinforcement by SF and LF
- Structural steel: columns, beams, joists, metal deck, shear studs, and erection by TON and SF
- Carpentry: wood framing, sheathing, blocking, and finish carpentry by LF, SF, and MBF
- Thermal and moisture: insulation, air barrier, roofing membrane, flashing, and sealants by SF, SQ, and LF
- Doors, windows, and hardware: hollow metal frames, doors, glazing, and hardware sets by EA
- Finishes: gypsum board, tile, flooring, acoustical ceilings, and painting by SF and LF
- Plumbing: domestic water, DWV, fixtures, and insulation by LF and EA
- HVAC: ductwork, air devices, equipment, and controls by LB, EA, and CFM
- Electrical: conduit, conductors, devices, panelboards, and feeders by LF and EA
- General conditions: mobilization, temporary facilities, and final cleaning by LS
- ZIP-code adjustment for material and labor, with the modifier shown on each line
How we build the RSMeans construction estimating file
- Plan review and scope checkWe open the drawings and specifications together to confirm what is being built. We check the general notes, wall types, and schedules against the plans, and we flag any missing detail that would change the quantity, such as a wall type without a fire rating or a roof plan without a taper layout. We also cross-check the structural and architectural sheets for inconsistencies in dimensions or elevations that could affect quantities.
- Quantity takeoff by assemblyWe measure each system in the unit RSMeans uses. For concrete, that means formwork contact area in SF, concrete volume in CY, and reinforcing in TON. For partitions, we measure board area on both faces, then add corner bead in LF and joint compound in gallons. Every quantity is linked to the sheet it came from, and we note the grid lines or dimensions used so you can verify the measurement.
- RSMeans line item selectionWe match each measured item to the closest RSMeans line, checking the crew composition and the included tasks. If your spec calls for a 5/8-inch Type X board on a shaftwall, we use the line that includes the shaftwall system, not the generic drywall line. When a line does not exist, we build an assembly from components, such as combining a concrete pump with the placement crew.
- ZIP-code adjustmentRSMeans publishes a city cost index by trade. We apply the material and labor modifiers for the project ZIP code to every line, so a carpenter hour in Dallas is priced differently from one in San Francisco. The modifier is shown on each line so you can see the effect. For projects in multiple locations, we can provide a comparison of costs by ZIP code.
- Crew hours and labor build-upWe calculate crew hours from the RSMeans daily output for each line, then adjust for project conditions such as occupied space, multi-story hoisting, or winter work. The result is a labor hour total by trade that you can compare to your own productivity. We also note any assumptions about crew size and shift work that affect the labor cost.
- Review and deliverWe check the estimate against the drawings one more time, looking for missing scope such as firestopping or roof drainage. We deliver an Excel workbook and a PDF with the marked-up plan set, so you can trace any number back to the sheet. Turnaround is 24–48 hours for most projects, and we include a list of assumptions and clarifications.
What we need from you
- Plan setArchitectural, structural, MEP, and civil drawings in PDF. The more complete the set, the fewer assumptions we have to make. If some sheets are missing, we can work from what you have and note the gaps.
- SpecificationsProject manual or spec sections, especially for finishes, hardware, and MEP equipment, so we price the correct quality level. If specs are not available, we will use standard specifications and note the assumption.
- Project ZIP codeThe ZIP code where the work will be performed, so we can apply the correct RSMeans city cost index. If the project spans multiple ZIP codes, provide the primary location and we will adjust accordingly.
- Bid date and scopeYour bid due date and which divisions you want us to price. We can price the full project or a single trade package. Knowing the bid date helps us prioritize and meet your deadline.
- Wage requirementWhether the project requires prevailing wage or certified payroll, because that changes the labor rate and the crew cost. If you are unsure, we can check the project funding source to determine the requirement.
- Site logisticsAny known site constraints such as limited access, occupied spaces, or high-rise hoisting. These factors affect labor productivity and may require adders to the RSMeans crew hours.
Sample takeoff format
This is the line-item detail you receive. Each row ties to a drawing sheet and a CSI section, with the unit RSMeans uses.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 03 30 00 | Cast-in-place concrete, footings, 3000 psi | 30.5 | CY | S-101 |
| 03 10 00 | Formwork, continuous footings | 824 | SF | S-101 |
| 03 20 00 | Reinforcing steel, footings, Grade 60 | 2.4 | TON | S-101 |
| 04 20 00 | CMU wall, 8 in., normal weight, reinforced | 4,200 | SF | A-201 |
| 05 12 00 | Structural steel, columns and beams | 18.6 | TON | S-301 |
| 09 29 00 | Gypsum board, 5/8 in. Type X, both faces | 12,400 | SF | A-401 |
| 23 31 00 | Ductwork, galvanized steel, low pressure | 3,800 | LB | M-501 |
| 22 11 16 | Domestic water piping, Type L copper, 1 in. | 1,250 | LF | P-601 |
| 26 05 19 | Conduit, EMT, 3/4 in., concealed | 2,800 | LF | E-701 |
| 07 92 00 | Joint sealants, exterior, silicone | 1,600 | LF | A-501 |
Units and how we measure them
RSMeans prices work in specific units, and using the wrong one throws the estimate off. Here is how we measure the items that show up most often.
| Item | Unit | How it's measured |
|---|---|---|
| Formwork contact area | SF | Measured as the area of concrete in contact with formwork, not the plan area of the element. |
| Cast-in-place concrete | CY | Net volume from dimensions, with waste added as a separate percentage line. |
| Reinforcing steel | TON | Calculated from bar schedules or area ratios, including lap splices and chairs. |
| Structural steel | TON | Taken from the member schedule or estimated from bay sizes, including connections and primer. |
| Metal deck | SF | Measured in plan, with shear studs and side-lap fasteners counted separately. |
| Wood framing | LF | Linear feet of wall at a stated height, plus plates and blocking by LF. |
| Gypsum board | SF | Area of board on both faces of partitions, with corner bead and joint compound by LF and GAL. |
| Membrane roofing | SQ | One square equals 100 SF of roof area, with flashing and edge metal by LF. |
| Ductwork | LB | Pounds of sheet metal by gauge and size, with fittings counted as equivalents. |
| Conduit | LF | Linear feet by trade size, with bends and terminations counted as each. |
Worked example: pricing a concrete footing and slab-on-grade from a plan detail
This example shows how we take off a continuous footing and a slab-on-grade for a small commercial building, using RSMeans line items. The dimensions are illustrative and not from a real project.
Given:
- Continuous footing: 24 in. wide × 12 in. deep, perimeter of 180 LF.
- Slab-on-grade: 4,000 SF, 5 in. thick, with 6×6-W2.9×W2.9 welded wire mesh.
- Concrete: 3,000 psi normal weight.
- Rebar: four #4 bars continuous in footing.
- Formwork: both sides of footing.
Step 1: Concrete volume for footing
- Cross-section area = 24 in. × 12 in. = 288 sq in. = 288 / 144 = 2.0 SF.
- Volume = 2.0 SF × 180 LF = 360 CF.
- Convert to CY: 360 / 27 = 13.33 CY.
- Add waste factor: typical 5% for footings → 13.33 × 1.05 = 14.0 CY.
Step 2: Formwork for footing
- Form area = 2 × depth × length = 2 × 1 ft × 180 LF = 360 SF.
- No waste added; formwork is reused.
Step 3: Reinforcing steel
- Four #4 bars: #4 bar weighs 0.668 lb/ft.
- Total length = 4 × 180 LF = 720 LF.
- Weight = 720 × 0.668 = 481 lb = 0.24 TON.
- Add 10% for laps, chairs, and tie wire → 0.24 × 1.10 = 0.264 TON.
Step 4: Slab-on-grade concrete
- Volume = 4,000 SF × (5 in. / 12) = 4,000 × 0.4167 = 1,666.7 CF.
- Convert to CY: 1,666.7 / 27 = 61.73 CY.
- Add 5% waste → 61.73 × 1.05 = 64.8 CY.
Step 5: Welded wire mesh
- Area = 4,000 SF.
- Add 10% for laps → 4,400 SF.
Step 6: Apply RSMeans line items and ZIP adjustment We match each quantity to the appropriate RSMeans line:
- 03 30 00 Cast-in-place concrete, footings: 14.0 CY.
- 03 10 00 Formwork, footings: 360 SF.
- 03 20 00 Reinforcing steel, footings: 0.264 TON.
- 03 30 00 Cast-in-place concrete, slab-on-grade: 64.8 CY.
- 03 20 00 Welded wire mesh: 4,400 SF. Each line is then adjusted by the material and labor modifiers for the project ZIP code. The crew hours are calculated from the RSMeans daily output and adjusted for site conditions.
Step 7: Summary The final estimate shows the total cost for concrete, formwork, and reinforcement, with the ZIP-adjusted material and labor costs broken out. This level of detail lets you audit each quantity against the plans.
What moves the RSMeans number
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
ZIP code
RSMeans city cost indexes vary by trade and by city. A project in a high-cost urban area can carry labor rates 30–50% above the national average, and material modifiers differ from labor modifiers. We apply both, so the estimate reflects the actual location. For example, the labor modifier for electricians in New York City is significantly higher than in a rural area of the same state.
RSMeans city cost indexes vary by trade and by city. A project in a high-cost urban area can carry labor rates 30–50% above the national average, and material modifiers differ from labor modifiers. We apply both, so the estimate reflects the actual location. For example, the labor modifier for electricians in New York City is significantly higher than in a rural area of the same state.
RSMeans lines assume a specific crew, such as a carpenter foreman plus journeymen. If your project requires a different mix, or if you use a crew that is more or less productive, the labor cost changes. We note the assumed crew on each line. For instance, a line may assume a 3-person crew, but if you plan to use a 2-person crew, the daily output changes.
RSMeans includes quantity discounts for some materials and productivity adjustments for large or small jobs. A 500 SF slab and a 50,000 SF slab do not have the same unit cost. We apply the adjustment when the quantity is outside the typical range. For small jobs, mobilization and setup can disproportionately increase the unit cost.
Limited access, occupied buildings, high-rise hoisting, and winter conditions all add labor. RSMeans has adders for some of these, but we also adjust the crew hours based on the project schedule and logistics. For example, hoisting material to the 10th floor adds time compared to a single-story building, and we factor that into the labor hours.
A Level 5 gypsum board finish costs more than Level 4. A 2-inch insulated roof costs more than a 1-inch. We read the specs and price the level that is written, not a default. For example, if the spec calls for a fully adhered membrane instead of mechanically attached, the material and labor costs increase.
The choice of material affects both material and labor costs. For example, using a heavier gauge metal stud instead of a lighter gauge increases material cost but may reduce labor if it requires fewer braces. We price the material specified and note any alternatives that could change the cost.
A compressed schedule or phased occupancy can require overtime or multiple crews, increasing labor cost. RSMeans lines assume normal working hours and continuous access. If your project requires night work or weekend work, we apply a labor multiplier to reflect the premium.
Common scope gaps we catch
These are the items that most often get left out of an RSMeans estimate, and where they hide in the documents.
- Formwork separated from concrete: RSMeans prices 03 10 00 and 03 30 00 as separate lines, and lumping them hides the largest labor driver. We measure contact area from the structural drawings.
- Rebar laps, chairs, and tie wire: these add roughly 5–10% to reinforcing tonnage. We check the bar schedule for lap lengths and add chairs based on the slab area.
- Firestopping at rated penetrations: this falls between trades. We review the life safety plan and add firestop sealant by penetration type and count.
- Temporary heat, hoisting, and scaffolding: these are not in the trade lines. We add them based on the schedule and the building height, using RSMeans general conditions lines.
- Special inspections and commissioning: these sit outside the trade scope but appear in the owner's budget. We list them as separate line items so they are not forgotten.
- Cutting and patching, and rough opening preparation: these fall between trades. We add them to the appropriate division based on who owns the opening.
- Roof tear-off and disposal: when only the new membrane is measured, the tear-off is missed. We check the roof plan for existing conditions and add disposal by square.
- Seismic or wind bracing, hold-downs, and anchor bolt templates: these are often shown on the structural sheets but not in the steel tonnage. We count them as separate each items.
- Exterior waterproofing and drainage board: these are on the foundation plan but sometimes omitted from the concrete scope. We add them under Division 07.
- Sleeves, escutcheons, and pipe insulation: these are on the plumbing and HVAC plans. We count them by size and type and add them to the respective divisions.
- Final cleaning, punch list labor, and as-built documentation: these are in the general requirements. We add them as lump sums based on project size.
- Sales tax on materials and prevailing wage uplift: these depend on the project location and funding. We apply them when the requirement is stated.
Comparing systems with RSMeans assembly estimating
RSMeans lets us compare material and labor costs for alternative systems. The table below shows typical differences in unit cost and crew hours for common choices. Actual values depend on your ZIP code and specifications.
| System | Unit | Material cost driver | Labor cost driver |
|---|---|---|---|
| Cast-in-place concrete frame | CY | Ready-mix price, rebar, formwork lumber | Formwork erection and stripping, concrete placement |
| CMU bearing wall | SF | Block, mortar, grout, reinforcement | Mason productivity, scaffolding, wall height |
| Structural steel frame | TON | Steel mill price, connections, primer | Erection crew, crane time, bolting/welding |
| Wood stud partition | SF | Studs, plates, fasteners, sheathing | Framing crew, layout complexity, openings |
| Metal stud partition | SF | Studs, tracks, screws, sheathing | Framing crew, height, fire-rated assembly |
| Built-up roofing | SQ | Felt, asphalt, gravel, flashing | Layers, mopping, detailing |
| TPO membrane roofing | SQ | Membrane, adhesive, fasteners, insulation | Welding, seaming, attachment method |
| Copper domestic water | LF | Copper tube, fittings, solder | Soldering, support spacing, access |
| PEX domestic water | LF | PEX tubing, fittings, manifolds | Crimping, bending, support spacing |
| Rigid ductwork | LB | Galvanized sheet metal, insulation, sealant | Fabrication, hanging, sealing, testing |
| Flex ductwork | LF | Flex duct, insulation, takeoffs | Installation speed, routing, support |
Codes and standards that affect RSMeans quantities
Model codes
Model codes set the minimum requirements that drive material quantities. The International Building Code (IBC) and International Residential Code (IRC) govern structural, fire, and life-safety provisions. For concrete, ACI 318 is referenced for reinforcement details and concrete strength. The International Energy Conservation Code (IECC) affects insulation R-values, window U-factors, and air barrier requirements, which change Division 07 and Division 08 quantities. The National Electrical Code (NEC) dictates conduit fill, conductor sizing, and device counts, impacting Division 26. Plumbing codes (IPC or UPC) set pipe sizing and fixture requirements for Division 22. NFPA 13 governs sprinkler layout and head spacing, adding to Division 21. Confirm the adopted code edition with the local building department, as editions vary by jurisdiction.
Industry standards
Industry standards provide the details that estimators must quantify. ACI 318 specifies lap splice lengths and concrete cover, which affect rebar tonnage. ASTM standards define material properties, such as ASTM A615 for rebar and ASTM C90 for CMU. SMACNA standards govern duct construction and installation, influencing ductwork weight and labor. Gypsum Association (GA) documents specify drywall levels of finish and fire-rated assemblies, which change board thickness and joint treatment. NRCA guidelines detail roofing installation, including flashing and fastening requirements. These standards are often referenced in specifications and must be read to price the correct quality and quantity.
Specification sections
Specification sections translate code and standard requirements into specific products and workmanship. An estimator must read Division 03 sections (03 30 00 Cast-in-Place Concrete, 03 20 00 Concrete Reinforcing) for mix designs, admixtures, and curing methods that affect cost. Division 04 (04 20 00 Unit Masonry) specifies mortar type and reinforcement, changing material and labor. Division 05 (05 12 00 Structural Steel) includes connection details and paint systems. Division 07 (07 21 00 Thermal Insulation, 07 54 00 Membrane Roofing) dictates R-values and membrane attachment. Division 09 (09 29 00 Gypsum Board) defines finish level and fire ratings. Division 22, 23, and 26 sections specify pipe materials, duct gauges, and conductor types. Each of these can add or remove line items.
Local amendments
Local amendments modify model codes based on regional conditions such as seismic zones, high wind, or snow loads. These amendments can increase structural steel tonnage, require additional bracing, or change roofing attachment. For example, seismic zones may require hold-downs and special inspection, adding to Division 05. Energy code amendments may exceed IECC requirements, increasing insulation thickness. Permit fees and inspection requirements also vary. Always confirm the adopted code edition and local amendments with the local building department before finalizing the estimate, as these can significantly impact quantities and cost.
RSMeans estimating for owners and developers
General contractors
You need a third-party check on your own takeoff before you lock in a bid. Our line-item detail lets you compare quantities and crew hours, and the RSMeans backup gives you a defensible basis for your number.
Subcontractors
You bid one trade and need the quantities for your scope. We price your division with the same RSMeans data you use, so you can drop our quantities into your own pricing and adjust the labor to your crew.
Developers and owners
You need a budget before design is complete. We can estimate from schematic drawings using RSMeans assemblies, and update as the design develops, so you can track cost against the pro forma.
Architects
You want to check that your design is within the owner's budget. Our estimate shows the cost of the systems you specified, and we flag where a different assembly would change the cost.