If your team already runs STACK or On-Screen Takeoff (OST) and you need quantities produced without pulling an estimator off another bid, we take the plan set and return a takeoff you can open in your own license. You may also want a second set of quantities to compare against what your own STACK file is showing before you commit a number. We work in Bluebeam Revu, PlanSwift and RSMeans data alongside STACK and OST, so the output is not tied to one platform. Our takeoff is organized by CSI MasterFormat division, with each condition tied to a spec section and a sheet reference, and it comes back in Excel and PDF with marked-up plan sets. Turnaround is 24–48 hours for most projects, with rush available. We are not a software vendor and we do not sell STACK licenses; we produce the quantities.
- 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 on-screen takeoff company, we read the same PDF plans you bid from and measure in square feet, linear feet and cubic yards, then price with ZIP-code-adjusted material and labor costs. Every condition carries a sheet reference, so you can trace a quantity back to the drawing it came from. Plan reading is done from the issued set, and we flag sheets that are superseded or missing before we start.
If you want to see how this fits alongside our other platform work, start with our estimating software services, or compare the Bluebeam takeoff services and PlanSwift takeoff services pages. For a firm price on your set, send it through the get an estimate form.
What our stack takeoff services cover
We set up conditions and assemblies in STACK or OST, measure the plan set, and hand back quantities by division with a marked-up set. You get the raw takeoff and the assembly build-up, so you can import the numbers into your own file or bid them directly.
Condition Setup
We set up conditions by CSI division and spec section, with each condition tied to a sheet reference for traceability.
DIV · SECArea & Linear
We measure floor, wall, and ceiling areas and linear elements from architectural and structural sheets.
SF · LFOpening Deductions
We deduct doors, windows, and louvers from wall areas to avoid overstating finishes and framing quantities.
SF · EAAssembly Build-Up
We build up rated partitions and ceilings with all layers, including studs, insulation, and finishes.
SF · LFWaste Factors
We apply waste factors as separate visible lines so you can adjust them per material and supplier.
% · SF · LFConcrete & Masonry
We measure concrete footings, slabs, walls, and masonry quantities from structural and architectural sheets.
CY · SF · EASteel & Finishes
We take off structural steel by member type and finishes by room or area from plans and schedules.
TON · SF · LFMEP Quantities
We measure mechanical, electrical, and plumbing runs, fixtures, and equipment from MEP sheets.
LF · EAWhat every stack & on-screen takeoff takeoff includes
- Condition setup by CSI division and spec section
- Area and linear measurement from architectural and structural sheets
- Opening deductions for doors, windows and louvers
- Assembly build-up for rated partitions and ceilings
- Waste factors applied as separate visible lines
- Concrete, masonry, steel, finishes and MEP quantities
- Marked-up plan set showing every measured condition
- Excel export with quantities, units and sheet references
- PDF takeoff summary by division
- Second-set comparison against your existing STACK file
How our stack estimating services produce a takeoff
- Plan intake and scale checkWe load the PDF set into STACK or OST, confirm the drawing scale on each sheet, and check that the architectural and structural grids align. If a sheet is scanned or rotated, we calibrate it against a known dimension such as a grid line or a door width before measuring anything.
- Condition and assembly setupWe build conditions by CSI division and tie each one to a spec section. For a 1-hour rated corridor wall, for example, we set up the assembly as 5/8-inch Type X board each side on metal studs, with insulation and firestopping as separate line items, so the quantity can be priced as a system rather than as loose board.
- Measurement and opening deductionsWe measure walls by height band, deduct openings over 10 SF, and measure base and casing as LF rather than wall area. Slabs are taken to the inside face of exterior walls, with thickened edges, pits and stepped edges as separate conditions. MEP runs are measured centerline with vertical drops and terminations added.
- Assembly build-up and wasteEach assembly is expanded into its components: board layers, studs at spacing, insulation, sealant and fasteners. Waste is applied as a separate visible line by material — typical ranges are 5–10% for tile, 5–10% for carpet and 10–15% for roofing, and we confirm the factor with your supplier or use yours if you provide it.
- QA against a second passA second estimator checks the marked-up set against the quantities, looking for missing conditions, double-deducted openings and height bands that do not match the reflected ceiling plan. We also compare total floor area against the gross building area on the cover sheet as a sanity check.
- Export and deliveryYou receive an Excel workbook organized by CSI division, a PDF summary, and the marked-up plan set showing every measured condition. If you want the file in your own STACK or OST license, we can deliver the condition list and quantities for import, or work directly in your file when access is provided.
What we need from you to start
- Plan setArchitectural, structural and MEP sheets in PDF, with the latest revision dates marked.
- Spec bookDivision 03 through 26 sections so we can tie conditions to the correct assembly and material.
- Finish scheduleRoom-by-room finish schedule so flooring, base, ceiling and paint are split correctly.
- Door and window scheduleType marks and sizes so openings can be deducted and counted as EA.
- Height bandsWall heights by area if they differ from the typical; the reflected ceiling plan drives this.
- Waste factorsYour supplier or company factors if they differ from typical ranges; otherwise we note the factor used.
- Bid date and formatWhen you need it and whether you want the file in your own STACK or OST license.
Sample takeoff format
The excerpt below shows how a division-organized takeoff looks in Excel, with sheet references so you can trace every number back to the drawing.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 03 30 00 | Slab-on-grade, 5 in thick, 4,000 psi | 18,400 | SF | S-101 |
| 03 10 00 | Thickened edge formwork, 12 × 18 in | 1,240 | LF | S-101 |
| 05 12 00 | Structural steel, W12×26 beam | 18.4 | TON | S-201 |
| 09 21 16 | Gypsum board, 5/8 in Type X, 1 layer | 22,600 | SF | A-301 |
| 09 51 00 | Acoustical ceiling, 2×2 tile, suspended grid | 14,200 | SF | A-401 |
| 09 65 00 | LVT flooring, 3 mm wear layer | 9,800 | SF | A-501 |
| 23 31 00 | Rectangular duct, 24 × 12 in, 24 ga | 860 | LF | M-301 |
| 26 05 00 | EMT conduit, 3/4 in, exposed | 2,400 | LF | E-201 |
| 22 11 16 | Domestic water pipe, Type L copper, 1 in | 1,250 | LF | P-401 |
| 08 11 13 | Hollow metal door frame, 16 ga, 3'-0" × 7'-0" | 42 | EA | A-601 |
Units and how we measure them
Each condition is measured in the unit your bid item uses, not a default unit. The table below shows the unit and the measurement rule for the main items on a commercial set.
| Item | Unit | How it's measured |
|---|---|---|
| Slab-on-grade | SF | Measured to the inside face of exterior walls, thickened edges taken as separate LF |
| Wall area | SF | Length × height by height band, minus openings over 10 SF |
| Gypsum board | SF | Wall and ceiling area × layer count, split by board type and thickness |
| Doors and frames | EA | Counted by type mark from the door schedule, frame included |
| Suspended ceiling | SF | Grid area from reflected ceiling plan, border tile taken as LF |
| Flooring | SF | Room area by finish type, with transition strips as LF |
| Paint | SF | Substrate area by finish schedule, split interior and exterior |
| Ductwork | LF | Centerline length by size and gauge, plus fittings as EA |
| Pipe | LF | Centerline length by material and diameter, plus vertical drops |
| Conduit | LF | Centerline length by trade size, plus terminations and pulls |
| Structural steel | TON | Member length × weight per foot from the steel schedule |
| Roofing | SQ | Roof plan area in 100 SF squares, with perimeter and penetration counts |
Worked example: takeoff of a partition wall and its finishes
This example takes one interior corridor wall from a small commercial set and walks it through measurement, deduction, assembly build-up and waste. All dimensions are illustrative and are not a quote for any project.
Given (illustrative): A corridor wall runs 120 LF at a 10 ft ceiling height. It contains 4 hollow metal doors, each 3'-0" × 7'-0", and 2 windows, each 4'-0" × 4'-0". The wall is a 1-hour rated assembly: one layer of 5/8-inch Type X gypsum board each side on 3-5/8-inch metal studs at 16 inches on center, with R-11 batt insulation in the cavity. Base is 4-inch rubber, and the wall receives one coat of primer and two coats of paint on both sides.
Step 1 — Gross wall area. 120 LF × 10 ft = 1,200 SF per side. Two sides = 2,400 SF. This is the starting area before openings.
Step 2 — Deduct openings. Doors: 4 × (3.0 × 7.0) = 84 SF. Windows: 2 × (4.0 × 4.0) = 32 SF. Total openings = 116 SF per side. Deduct from both sides: 116 × 2 = 232 SF. Net wall area = 2,400 − 232 = 2,168 SF.
Step 3 — Board by layer and type. One layer each side: 2,168 SF of 5/8-inch Type X. Because the assembly is rated, the board is not interchangeable with 1/2-inch regular; the takeoff carries the type and thickness as separate line items.
Step 4 — Studs. Studs at 16 in o.c.: 120 LF ÷ 1.333 ft = 90 studs. Add one stud per door jamb and one per window jamb: 4 + 2 = 6. Add track: top and bottom = 120 × 2 = 240 LF. Add 10% for waste and cuts: 96 × 1.10 = 105.6, round to 106 studs; track 240 × 1.10 = 264 LF.
Step 5 — Insulation. Cavity area = net wall area one side = 2,168 SF. R-11 batt is priced by SF of wall area, so 2,168 SF, with 5% waste for cuts around openings and blocking: 2,168 × 1.05 = 2,276 SF.
Step 6 — Base. Base is measured in LF, not SF: 120 LF. Deduct door openings: 4 × 3.0 = 12 LF. Net base = 108 LF, with 5% waste for miters and cuts: 108 × 1.05 = 113 LF.
Step 7 — Paint. Substrate area = net wall area both sides = 2,168 SF. Two coats finish plus primer: the takeoff lists primer at 2,168 SF and finish at 2,168 SF × 2 = 4,336 SF, because most pricing is per coat per SF.
Step 8 — Waste as separate lines. Waste is shown on its own line so the base quantity stays clean. Typical ranges are 5–10% for board, 5% for studs and track, and 5% for paint. The supplier or your own factor replaces these when provided.
Resulting takeoff lines (illustrative):
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 09 21 16 | Gypsum board, 5/8 in Type X, 1 layer | 2,168 | SF |
| 09 22 16 | Metal stud, 3-5/8 in, 16 in o.c. | 106 | EA |
| 09 22 16 | Metal track, 3-5/8 in | 264 | LF |
| 07 21 00 | Batt insulation, R-11 | 2,276 | SF |
| 09 30 13 | Rubber base, 4 in | 113 | LF |
| 09 91 23 | Primer, interior wall | 2,168 | SF |
| 09 91 23 | Paint, interior wall, 2 coats | 4,336 | SF |
Every line carries a sheet reference and, for rated assemblies, the wall type mark from the schedule so the board type and firestopping can be traced back to the drawing.
What drives the cost of outsourced takeoff services
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
Drawing quality
A clean CAD-exported PDF measures faster than a scanned set. Rotated sheets, missing scales and overlapping revisions add calibration time before any quantity is taken, and that time is reflected in the fee. We check each sheet for a stated scale and calibrate against a known dimension such as a grid line or door width when the scale is missing.
A clean CAD-exported PDF measures faster than a scanned set. Rotated sheets, missing scales and overlapping revisions add calibration time before any quantity is taken, and that time is reflected in the fee. We check each sheet for a stated scale and calibrate against a known dimension such as a grid line or door width when the scale is missing.
A warehouse with three wall types is cheaper to take off than a hospital with twenty. Each rated assembly, board type and finish adds a condition to set up, measure and QA. The condition count also drives the size of the Excel workbook and the time needed to tie each line to a spec section and sheet reference.
Measuring duct, pipe and conduit by size and material takes longer than architectural finishes. If the MEP sheets are design-build or not yet issued, the takeoff scope has to be defined before pricing. We measure centerline lengths, add vertical drops and terminations, and split by trade size and gauge so the quantities can be priced directly.
Walls at one typical height are straightforward. Multiple height bands, soffits, bulkheads, shafts and stepped slabs require separate conditions and more cross-checking against the reflected ceiling plan. We measure each height band separately and note the source sheet so you can trace the quantity back to the drawing.
Standard turnaround is 24–48 hours for most projects. Rush delivery compresses the QA pass and may require a second estimator working in parallel, which affects the fee. If you need a rush, tell us at intake so we can schedule the second pass and confirm the delivery time before we start.
If you want the quantities delivered for import into your own STACK or OST license, we match your condition naming and unit setup. That alignment work is scoped at the start. We can also deliver a condition list formatted for direct import, or work inside your file when access is provided, which saves you the import step.
Waste factors are applied as separate visible lines so you can adjust them. Typical ranges are 5–10% for tile, 5–10% for carpet and 10–15% for roofing. If you provide your own factors, we use those; otherwise we note the factor used and you can change it in the Excel workbook without recalculating the base quantities.
Common scope gaps we catch
These are the items that most often go missing between the plan set and the bid. We check each one against the drawings and the spec before the takeoff is released.
- Openings not deducted from wall and board areas, or deducted twice when a door appears on both the plan and the schedule. We reconcile the door schedule against the floor plan before deducting.
- Wall height taken at one typical height when the reflected ceiling plan shows different heights in corridors, lobbies and service areas. We measure by height band and note the source sheet.
- Waste factor omitted on tile, carpet and roofing. Typical ranges are 5–10% for tile, 5–10% for carpet and 10–15% for roofing; we show the factor as a separate line so you can adjust it.
- Backing and blocking not measured, only the finish board. We add blocking at casework, grab bars, TV mounts and equipment locations shown on the architectural sheets.
- Fire-rated assemblies not split out from non-rated partitions. We tag each partition by rating from the wall type schedule so the board type and firestopping can be priced correctly.
- Base and casing counted as wall area instead of LF. We measure base separately and deduct it from the wall finish area to avoid double-counting.
- Conduit and pipe measured centerline without adding for vertical drops and terminations. We add drops at panels, devices and equipment connections using the riser and elevation sheets.
- Stair, shaft and elevator pit areas not separated from typical floor area. We take these as separate conditions because the forming and finish costs differ.
- Soffits and bulkheads not taken off as separate conditions. We measure them from the reflected ceiling plan and section details, not as part of the flat ceiling area.
- Elevation changes and stepped slab edges not captured in slab area. We check the foundation plan and sections for steps and take them as thickened edge LF.
- Sitework and utilities left off because they are on a separate civil set. We flag the civil scope at intake so you can decide whether to quote it separately.
- Insulation, sealants and firestopping not tied to the assemblies they belong to. We attach them to the wall and ceiling assemblies so the bid reflects the full system.
Assembly and material splits that change the unit cost
Each material axis below drives a different unit cost and a different waste factor, so the takeoff has to separate them rather than report one lump sum.
| Material / assembly | Measured unit | What changes the cost | Typical waste factor |
|---|---|---|---|
| Gypsum board, 1/2 in regular | SF | Single layer vs double layer; board length and joint treatment | 5–10% |
| Gypsum board, 5/8 in Type X | SF | Rated assembly; firestopping and joint compound type | 5–10% |
| Metal stud partition | LF or SF | Stud gauge, spacing (16 vs 24 in o.c.), height and deflection | 5% |
| Acoustical ceiling tile | SF | Tile size, edge detail and grid type; border tile as LF | 5–10% |
| Carpet tile | SF | Pattern direction and roll vs tile; adhesive coverage | 5–10% |
| LVT flooring | SF | Wear layer, plank vs tile, underlayment and transitions | 5–10% |
| Ceramic / porcelain tile | SF | Tile size, layout pattern and substrate prep | 5–10% |
| Roofing membrane | SQ (100 SF) | Membrane type, attachment method and insulation layers | 10–15% |
| PVC pipe | LF | Diameter, schedule and fitting count; solvent weld vs gasketed | 3–5% |
| Copper pipe, Type L | LF | Diameter, joining method (solder vs press) and insulation | 3–5% |
| Rectangular duct | LF | Size, gauge, seam type and insulation; fittings as EA | 5–10% |
| EMT conduit | LF | Trade size, exposed vs concealed, and box/fitting counts | 3–5% |
| Structural steel | TON | Member weight per foot, connection type and finish | 2–5% |
Codes, standards and specifications that affect the takeoff
Model codes
The model codes that most often change quantities on a commercial takeoff are the IBC for building type and fire-resistance ratings, the IECC for envelope and insulation values, the NEC for conduit and wiring methods, the IPC or UPC for pipe sizing and materials, and NFPA 13 for sprinkler coverage. A change in the adopted IBC edition can change the required fire-resistance rating of a corridor or shaft wall, which in turn changes the board type, layer count and firestopping on the takeoff. The IECC drives insulation thickness and continuous insulation, which adds a line item to the wall assembly. Confirm the adopted edition with the local building department before pricing, because the same drawing can price differently under two editions.
Industry standards
Standards that estimators read alongside the drawings include ACI 301 and ACI 318 for concrete, ASTM C840 and GA-216 for gypsum board application, SMACNA duct construction standards for gauge and reinforcement, and NRCA guidelines for roofing. ASTM C840 affects board thickness and fastener spacing, which changes the stud and fastener counts. SMACNA pressure class and duct size determine gauge, which changes the weight and cost per LF. NRCA details affect the number of fasteners, adhesive and flashing pieces per square. These standards do not usually change the measured area, but they change the components inside the assembly and therefore the unit cost.
Specification sections
The specification sections an estimator must read for this scope include Division 03 30 00 cast-in-place concrete (mix design, finish and curing), 03 10 00 concrete forming (form type and reuse), 05 12 00 structural steel (member sizes and connections), 09 21 16 gypsum board (board type, thickness and level of finish), 09 30 00 tile (setting materials and substrate prep), 09 51 00 acoustical ceilings (grid and tile), 09 65 00 flooring (adhesive and underlayment), 22 11 00 plumbing pipe (material and joining), 23 31 00 HVAC ducts (gauge and insulation), and 26 05 00 raceway and cable (conduit type and wiring method). Each section changes cost by specifying a different material, a different level of finish, or an additional component such as firestopping or insulation.
Local amendments
Adopted code editions and local amendments vary by jurisdiction, and the same plan set can require different assemblies in two cities. Amendments often touch fire-resistance ratings, seismic detailing, energy envelope values and sprinkler requirements. A jurisdiction may be on an older IBC edition while a neighboring one has adopted a newer one, changing the wall rating and board type on the same drawing. Because of this, we hedge every code-dependent quantity and tell you to confirm the adopted edition and any local amendments with the local building department before you price the assembly. If the amendment changes a rated assembly, the takeoff line is adjusted once you confirm the requirement.
Who uses our construction takeoff services
General contractors
You need quantities fast enough to bid without pulling an estimator off another job. We return a division-organized takeoff you can drop into your own STACK file and adjust for your labor and markup.
Subcontractors
You bid one trade and need the quantities that matter to you, such as board SF by type or duct LF by size. We split the takeoff so your scope is isolated and you can price it without filtering the whole building.
Owners and developers
You want a second set of quantities before you commit to a budget or compare contractor bids. The marked-up set shows exactly what was measured and where each number came from.
Architects
You need a quantity check during design to test whether the budget matches the drawings. We measure from your issued set and flag areas where the documents are ambiguous.
Estimators comparing platforms
You already run STACK or OST and want to compare your output against an independent takeoff. We can match your condition naming so the comparison is line by line.