A schedule of values is the billing structure for your contract, not a copy of the estimate. We build it from the same quantity takeoff that produced your budget, so every line has a unit, a quantity, and a basis you can defend when the architect or lender asks how you arrived at 62% complete on Division 09. If your current SOV was assembled by pasting budget totals into a spreadsheet, the first pay application usually exposes the gaps: allowances buried in lump sums, mobilization billed ahead of field progress, and change orders with no line to land on.
- 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
You need this service when you are setting up AIA G702/G703 billing, when a lender requires a cost-loaded schedule tied to the CPM, or when a previous SOV triggered a dispute over percent complete. We organize line items by CSI MasterFormat division, matching the format of your estimate and your subcontracts, and we keep unit-price lines open for field-measured work such as rock excavation by CY. Our quantity takeoff services feed the quantities, and our project cost control team can reconcile the SOV against actual job cost each month.
We work from your construction documents, specifications, and contract, and we return Excel and PDF files with marked-up plan sets showing where each quantity came from. Turnaround is 24–48 hours for most projects, with rush available. If you are comparing an in-house schedule of values template against outsourced schedule of values preparation, send us the same takeoff and we will show you where the line-item granularity differs. For a second opinion on an existing SOV, our estimate review services can check it against the contract and the schedule.
What a construction schedule of values covers
We structure the SOV around how you actually bill: general conditions by time elapsed, trade work by installed quantity, allowances held as separate lines, and change orders added as new items rather than absorbed into original scope. Each line carries a CSI section, a unit, a quantity, and a billing basis.
Division 01 General Conditions
General conditions and supervision billed as LS lines by percentage of time elapsed, not front-loaded.
LS · MOMobilization and Demobilization
Mobilization capped at 1–3% of contract value for lender-funded work, with demobilization as a separate line.
% · LSConcrete Trade Breakdown
Concrete broken to placement by CY, formwork by SF contact area, and reinforcing by TON placed.
CY · SF · TONUnit-Price Lines
Field-measured work such as rock excavation and unsuitable backfill carried as unit-price lines for later measurement.
CY · LFAllowances
Allowances from 012100 carried as separate SOV lines with the owner's selection date noted for billing.
LS · EAChange Orders
Change orders set up as new line items with their own CSI section and retainage treatment.
LS · EARetainage and Stored Materials
Retainage applied per line on G703 column E; stored materials lines require bill of sale, photos, and insurance rider.
% · EASchedule Linkage and Closeout
SOV tied to the CPM so percent-complete reconciles to earned value; closeout, as-builts, O&M, and training as dedicated lines.
LS · MOWhat every schedule of values preparation takeoff includes
- Division 01 general conditions and supervision as LS lines billed by percentage of time elapsed
- Mobilization and demobilization capped at 1–3% of contract value for lender-funded work
- Trade lines broken to sub-trade level: concrete by CY placement, formwork by SF, reinforcing by TON
- Unit-price lines for field-measured work such as rock excavation CY and unsuitable backfill CY
- Allowances from 012100 carried as separate SOV lines with the owner's selection date noted
- Change orders set up as new line items with their own CSI section and retainage treatment
- Retainage applied per line on G703 column E at the rate stated in the contract
- Stored materials lines with the bill of sale, photos, and insurance rider required to bill them
- Schedule tied to the CPM so percent-complete reconciles to earned value each period
- Closeout, as-builts, O&M manuals, and training as dedicated lines rather than absorbed cost
How to prepare schedule of values from your takeoff
- Reconcile contract and budgetWe compare the contract sum, the estimate, and the buyout to find where they disagree. A $40,000 gap between the concrete budget and the concrete subcontract usually means an allowance or a change order was never broken out. We flag every variance before the first pay application goes out. This step catches front-end loading early, when it is still a spreadsheet fix rather than a draw rejection.
- Set line-item granularityWe break work to the level your subs bill at. Concrete becomes separate lines for footings CY, slab-on-grade CY, elevated deck CY, formwork SF, and reinforcing TON. If a sub bills per fixture, we set electrical rough-in by EA of device rather than one lump sum for the division. Granularity is set to match your subcontracts, so your PM can reconcile invoices to SOV lines without re-keying.
- Assign CSI sectionsEvery line gets a MasterFormat section: 03 30 00 for cast-in-place concrete, 05 12 00 for structural steel, 09 21 16 for gypsum board assemblies. This lets your project manager map SOV lines to subcontracts and change orders without re-keying anything. It also speeds architect review, because the SOV reads in the same order as the specification book and the estimate.
- Load quantities and unitsQuantities come from our takeoff, not from the budget total. A slab-on-grade line reads 18,400 SF at 5 inches thick, which equals 284 CY of concrete. Keeping the SF and CY relationship visible lets the architect check your math on the G703. We note the drawing reference for each quantity, so field verification is a matter of opening the right sheet.
- Apply billing rulesWe cap mobilization at the contract limit, set general conditions to bill by time elapsed, and separate stored materials from installed work. Retainage is applied per line at the contract rate. Unit-price lines stay open so field overruns can be billed without a change order. These rules are documented line by line, so your billing clerk knows exactly what can be billed each period.
- Tie to the CPM scheduleEach SOV line is mapped to the activities that install it. When the scheduler reports 40% complete on elevated deck activities, the SOV line for elevated deck should read 40%. This is the check that catches front-end loading before the lender does. The mapping table becomes your monthly reconciliation tool between job cost, schedule, and pay application.
- Deliver Excel and PDFYou receive an Excel file formatted for G703 import, a PDF for submission, and marked-up plan sets showing where each quantity came from. We note any line where the quantity is estimated rather than measured so you know what to verify in the field. The Excel file includes a tab for change orders and a tab for allowance tracking, so your team can update the SOV as the job progresses.
What we need from you
- Contract and budgetThe executed contract sum, the original estimate, and the buyout log so we can reconcile scope and identify allowances.
- Plans and specsCurrent architectural, structural, civil, and MEP drawings plus the specification book for CSI section references.
- SubcontractsExecuted subcontracts and purchase orders showing how each sub bills: lump sum, unit price, or cost-plus.
- Billing requirementsLender or owner requirements for mobilization caps, stored materials, retainage, and pay application format.
- ScheduleThe CPM schedule or a milestone list so SOV lines can be mapped to installation activities.
- Change ordersApproved and pending change orders with their CSI sections so they can be added as new SOV lines.
Schedule of values example: sample SOV line items
This is the format we deliver. Each line carries a CSI section, a measurable quantity, a unit, and the drawing reference for the takeoff.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 03 30 00 | Continuous footing 24" × 12", 4,000 psi | 1,240 | LF | S-101 |
| 03 30 00 | Slab-on-grade 5" thick, WWF 6×6-W2.9 | 18,400 | SF | S-102 |
| 05 12 00 | Structural steel, columns and beams, erected | 86 | TON | S-201 |
| 09 21 16 | Gypsum board, 5/8" Type X, 1-hr wall | 22,600 | SF | A-301 |
| 23 00 00 | HVAC rough-in, VAV terminal units | 34 | EA | M-401 |
| 26 00 00 | Electrical rough-in, duplex receptacles | 412 | EA | E-501 |
| 31 23 00 | Rock excavation, unclassified, unit price | 320 | CY | C-101 |
| 03 30 00 | Elevated deck 8" thick, 4,000 psi | 9,800 | SF | S-103 |
| 05 12 00 | Metal deck, 1.5" composite, 20 ga. | 12,500 | SF | S-202 |
| 09 21 16 | Acoustic ceiling, 2×2 lay-in, ACT | 8,200 | SF | A-302 |
Units of measure and billing basis by line type
The unit on the SOV line determines how you bill it. We match units to the subcontract so your pay application and your sub's invoice use the same basis.
| Item | Unit | How it's measured |
|---|---|---|
| General conditions | LS | Billed by percentage of contract time elapsed, not by field progress |
| Mobilization | LS | Billed once at notice to proceed, capped per contract or lender requirement |
| Cast-in-place concrete | CY | Measured by placement area and thickness from the structural drawings |
| Formwork | SF | Measured as contact area of concrete surface, separate from concrete CY |
| Reinforcing steel | TON | Measured from placing drawings including laps, hooks, and waste |
| Structural steel | TON | Measured from shop drawings with detailing, fabrication, and erection separated |
| Gypsum board | SF | Measured by wall and ceiling area, split by board type and fire rating |
| Roofing | SQ | Measured in 100 SF squares by system, with insulation and flashing separate |
| Site paving | SY | Measured by finished surface area, with base course by TON |
| Allowances | LS | Held as separate lines until the owner makes the selection |
| Change orders | LS | Added as new lines with their own CSI section and retainage treatment |
Worked example: SOV line for a slab-on-grade
This example shows how we build a single SOV line for a concrete slab-on-grade, from dimensions to billing unit. The dimensions are illustrative and do not represent a specific project.
Given: A rectangular building 120 ft long by 80 ft wide. Slab thickness 5 inches, placed on grade. Concrete waste factor 5%. The slab will be billed as a separate SOV line in cubic yards (CY).
Step 1 — Calculate area.
- Area = 120 ft × 80 ft = 9,600 SF.
Step 2 — Convert thickness to feet.
- 5 inches ÷ 12 inches/ft = 0.4167 ft.
Step 3 — Calculate volume in cubic feet.
- Volume = 9,600 SF × 0.4167 ft = 4,000 CF (rounded).
Step 4 — Convert to cubic yards.
- 1 CY = 27 CF.
- 4,000 CF ÷ 27 = 148.1 CY (neat).
Step 5 — Apply waste factor.
- Waste = 148.1 CY × 0.05 = 7.4 CY.
- Total concrete = 148.1 + 7.4 = 155.5 CY.
Step 6 — Determine SOV line structure.
- The SOV line will read: "Slab-on-grade, 5" thick, 4,000 psi" | 155.5 | CY | Ref. S-102.
- Formwork and reinforcing are separate lines: formwork at the slab edge (LF) and reinforcing (TON) from placing drawings.
Step 7 — Note the billing basis.
- This is a unit-price line: the contractor bills per cubic yard placed and accepted. The quantity 155.5 CY is the estimated total for the contract; actual payment is based on field-measured placement.
Step 8 — Drawing reference.
- The quantity is taken from structural drawing S-102. The SOV line includes this reference so the architect can verify the takeoff.
This line is then mapped to the CPM activity "Place slab-on-grade" for percent-complete reconciliation. If the field reports 50% of the slab placed, the SOV line should show 50% complete, and the pay application will bill 77.75 CY (155.5 × 0.50).
We apply the same method to every SOV line: measure from the drawings, convert to the billing unit, separate waste, and note the drawing reference. This keeps the SOV defensible when the architect or lender asks how a quantity was derived. For example, if the slab is thickened at column piers, we add that volume separately: four piers, each 3 ft × 3 ft × 1.5 ft deep, yield 4 × 13.5 CF = 54 CF, or 2.0 CY, which is added to the neat quantity before waste. We also check for slab depressions at toilets and floor drains, which add small volumes that are easy to miss. Each of these adjustments is noted on the takeoff sheet and carried into the SOV line so the billed quantity matches the installed work.
What drives schedule of values cost estimating
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Line-item count
A 40-line SOV is fast to build and fast to approve. A 400-line SOV takes longer but survives audit better because every sub's invoice maps to a line. We set granularity to match how your subs bill, not to a fixed template. For example, if your electrical sub bills per device, we create lines for receptacles EA, switches EA, and light fixtures EA rather than a single lump sum for Division 26.
A 40-line SOV is fast to build and fast to approve. A 400-line SOV takes longer but survives audit better because every sub's invoice maps to a line. We set granularity to match how your subs bill, not to a fixed template. For example, if your electrical sub bills per device, we create lines for receptacles EA, switches EA, and light fixtures EA rather than a single lump sum for Division 26.
Lump-sum contracts need fewer lines and more attention to billing rules. Cost-plus contracts need open-book backup for every line. Unit-price work needs lines that stay open all job so field-measured quantities can be billed without a change order. We adjust the SOV structure to the contract type, so billing is straightforward and audit-ready.
Lender-funded projects often cap mobilization at 1–3%, require stored materials documentation, and tie the SOV to the CPM. Meeting those requirements at setup is faster than fixing rejections during the first draw. We review your loan agreement or draw schedule and build the SOV to match, including any special line items the lender requires.
Each allowance in Division 01 2100 becomes its own SOV line. Projects with owner-selected finishes, fixtures, or equipment can carry a dozen allowance lines, each needing a selection date and a billing rule. We track these separately so you can see what is still uncommitted and what has been selected but not yet purchased.
Every approved change order should become a new SOV line. If they are billed against original lines, percent-complete distorts and retainage gets applied to the wrong scope. We set up the change order structure at the start, with a dedicated change order log and CSI sections, so each change is tracked separately and billed correctly.
An SOV tied to CPM activities can be reconciled to earned value each period. Without that link, percent-complete is a judgment call, and judgment calls get challenged by architects and lenders. We map each line to one or more schedule activities, so you can pull a percent-complete from the schedule and compare it to the SOV.
A project with 30 subcontracts needs more SOV lines than one with 10, because each sub bills separately. We build lines that match your subcontract structure, so when a sub sends an invoice, you can code it to a specific SOV line without splitting or combining. This reduces billing errors and speeds up pay application preparation.
Common gaps we catch in a schedule of values template
Most SOV disputes trace back to setup, not field performance. These are the failures we look for before your first pay application goes out.
- Front-end loading: general conditions and mobilization billed ahead of field progress. We map these lines to time elapsed and cap mobilization per contract, so the draw matches the work in place. If a lender sees mobilization billed at 10% when the contract allows 2%, the draw gets rejected and your cash flow stalls.
- Allowances left inside the base lump sum. We pull every 012100 allowance into its own SOV line with a selection date, so owner delays do not stall the whole draw. When an allowance is buried, you cannot bill for it until the owner selects, and you lose visibility into what is still uncommitted.
- Change orders billed against original lines. We set up new lines with their own CSI sections, which keeps percent-complete and retainage accurate on both original and changed work. If a change order is absorbed into an existing line, your percent-complete on that line no longer reflects the original scope, and retainage gets applied incorrectly.
- Overhead and profit buried in trade lines. We show them as Division 01 lines so the owner can see the fee separately from the cost of the work. This transparency reduces disputes and makes it easier to negotiate change order markups, because the owner can see your fee structure from the start.
- Stored materials billed without documentation. We flag the lines that require a bill of sale, photos, and insurance rider before they can be included in the draw. Lenders often reject stored materials without proper backup, so we make sure you know what is required before you submit.
- Unit-price items missing from the SOV. Rock excavation, unsuitable backfill, and similar field-measured work gets its own line so overruns can be billed without a change order. If these items are not set up as unit-price lines, you either absorb the cost or wait for a change order, which delays payment.
- Closeout costs absorbed at the end. As-builts, O&M manuals, and training get dedicated lines so they are funded throughout the job, not squeezed into the final draw. When closeout is not broken out, it often gets underfunded, and you end up paying for it out of pocket.
- Retainage applied incorrectly. We verify that retainage is applied per line on G703 column E at the contract rate, and that it is reduced or released as the contract allows. Incorrect retainage can tie up cash for months and complicate final payment.
- No reconciliation to job cost. We build the SOV so each line can be tied to your job cost system, allowing you to compare billed amounts to actual costs. Without this, you cannot see overruns or underbilling until it is too late to correct.
Line-item granularity by billing basis
The same scope can be broken out at different levels. This table shows how the SOV line structure changes with the billing basis, using a concrete slab as the example.
| Billing basis | SOV line structure | Unit | When to use |
|---|---|---|---|
| Lump sum (trade level) | Concrete package, including formwork, reinforcing, and placement | LS | Small projects or when the sub bills one price for the scope |
| Lump sum (sub-trade level) | Concrete placement, formwork, and reinforcing as separate LS lines | LS | When the GC wants visibility into sub-trade costs but the sub bills lump sum |
| Unit price (material level) | Concrete by CY, formwork by SF, reinforcing by TON | CY, SF, TON | When quantities are field-measured and billed as installed |
| Unit price (phase level) | Slab-on-grade by building or floor, each with its own CY quantity | CY | When the project is phased and billing must follow the phase |
| Cost-plus (open book) | All material, labor, and equipment lines with markup shown separately | Various | When the contract requires open-book accounting and audit |
Codes and standards that affect SOV line items
Model codes
Model codes set minimum requirements that change quantities and therefore SOV line items. The International Building Code (IBC) governs structural concrete, fire ratings, and egress, which drive concrete thickness, rebar, and gypsum board quantities. The International Energy Code (IECC) affects insulation thickness, glazing U-values, and HVAC sizing, adding or changing line items. The National Electrical Code (NEC) dictates device counts, conduit fill, and grounding, which change electrical EA lines. Plumbing codes (IPC/UPC) set fixture counts and pipe sizes. Confirm the adopted code edition with the local building department, as editions vary by jurisdiction.
Industry standards
Industry standards define testing, tolerances, and installation methods that estimators must price. ACI 318 covers reinforced concrete design and minimum thickness, affecting concrete CY and rebar TON. ASTM standards for concrete testing (ASTM C31, C39) and soil compaction (ASTM D698) influence testing allowances in Division 01. SMACNA standards for ductwork fabrication affect sheet metal quantities and insulation. Gypsum Association GA-216 provides installation requirements that impact board SF and fastener counts. NRCA guidelines for roofing systems determine insulation layers and flashing details. These standards are referenced in specifications and must be reflected in the SOV.
Specification sections
CSI MasterFormat sections provide the line-item structure for the SOV. Division 03 30 00 Cast-in-Place Concrete specifies mix designs, reinforcement, and curing, which separate concrete CY from formwork SF and reinforcing TON. Division 05 12 00 Structural Steel defines fabrication, erection, and painting, which may be separate SOV lines. Division 09 21 16 Gypsum Board Assemblies details board type, thickness, and fire rating, driving SF quantities. Division 23 00 00 HVAC and 26 00 00 Electrical specify equipment and devices, often billed by EA. Read these sections to capture all cost components and avoid omitting required items.
Local amendments
Local amendments to model codes change quantities and billing. For example, some jurisdictions require stricter seismic detailing, adding rebar TON; others mandate higher insulation R-values, increasing insulation SF. Fire codes may require additional sprinkler heads, affecting EA counts. Energy codes may mandate solar-ready provisions or EV charging infrastructure, adding electrical lines. Because adopted editions and amendments vary by city and state, always confirm with the local building department. We build the SOV to the code edition referenced in your contract documents, but field verification is your responsibility.
Schedule of values for contractors and owners
General contractors
You need an SOV that maps to your subcontracts and survives architect review each month. We build it from the same takeoff that produced your budget, so percent-complete reconciles to the CPM and your PM is not defending line items at the draw meeting.
Subcontractors
You bill your GC against their SOV lines, not yours. We build a matching SOV for your scope so your invoice lines up with the prime contract and your retainage is tracked correctly from the first pay application.
Owners and developers
You need to see what is committed, what is allowance, and what is contingency. We separate those categories on the SOV so your draw request shows exactly where the money is going each period.
Lenders and construction managers
You review pay applications against the SOV. We build the SOV to your requirements for mobilization caps, stored materials, retainage, and CPM linkage, which reduces back-and-forth during the draw cycle.
Project managers
You reconcile the SOV to job cost each month. Unit-price lines, change order lines, and allowance lines stay visible so you can see overruns and underbilling before they become a cash problem.